Summer deposit disputes in 2026: Two common issues and how to prevent them

Summer remains one of the busiest periods for tenancy endings. Longer days, increased use of gardens and outdoor spaces, and a higher volume of property moves can all contribute to disagreements over deposit deductions.

While the most common reasons for deposit disputes remain cleaning, damage, redecoration, gardens and rent arrears, summer often brings specific challenges linked to outdoor areas and changes made to the property during the tenancy.

The good news is that most disputes are avoidable. Clear communication, well-documented inventories and regular property inspections can help landlords, agents and tenants resolve concerns before they become formal disputes.

Why summer disputes happen

Outdoor spaces are often a key attraction for tenants, particularly during warmer months. However, increased use can create uncertainty about maintenance responsibilities, accidental damage and alterations made without permission.

At the end of a tenancy, adjudicators are not deciding who has the strongest opinion; they are assessing the evidence. The ability to demonstrate the property's condition at the start and end of the tenancy remains crucial.

Below are two common summer-related disputes seen through mydeposits' dispute resolution process.

Case study one: Re-turfing lawn

Deposit amount: £1,430.00

Amount disputed: £1,250.00

What happened?

The tenant said:

• There was no patio, so it was not possible to do a barbeque anywhere else other than on the lawn. The patches to the lawn were therefore unavoidable and we should not be responsible
• The burnt patches are only to one area, and we should not be charged the full costs to re-turf the entire garden, particularly as the lawn was patchy and bare in places at the start

The agent responded saying that:

• The tenant could have taken precautionary measures to avoid the lawn from getting burnt
• the damage to the lawn exceeds wear and tear and the tenant should be responsible for this

Evidence provided

Tenancy agreement, check-in report, check-out report, quote

What was decided?

• The check-in report recorded the lawn as being in a generally good condition, freshly cut with a small number of bare patches
• The check-out report showed three heavily burnt patches to the back left corner of the garden. The rest of the garden was recorded as being in good, seasonal order
• On comparing the condition shown from the start to the end of the tenancy, one area of lawn was shown to be returned in a worse condition
• The adjudicator decided the tenant was responsible for making good the damage which occurred to the lawn as it was not consistent with natural depreciation or seasonal order. Although the tenants' comments regarding there being no patio area for a barbeque were acknowledged, the tenant is expected to take reasonable precautionary measures to avoid such damage occurring
• The quote provided was for £1,250.00 to re-turf the entire lawn however, it is common practice to replace just part of the lawn and as only one corner was affected, the tenant was found responsible for 20% of the costs at £250.00

Key lessons

• Detailed inventory reporting is essential – clear check-in and check-out reports, supported by photographs, were crucial in establishing the change in condition of the lawn during the tenancy
• Damage must be distinguished from fair wear and tear – the adjudicator determined that the burnt areas were not consistent with natural deterioration or seasonal changes and therefore constituted tenant damage
• Tenants are expected to take reasonable precautions – even where outdoor facilities may be limited, tenants remain responsible for preventing avoidable damage to the property, such as lawn scorching from barbecues
• Remedies should be proportionate to the damage caused – although a quote was supplied to replace the entire lawn, only the affected section was considered damaged, resulting in a proportionate award rather than full replacement costs
• Accurate contractor quotations should reflect the extent of damage – quotes that focus solely on repairing the damaged section are more likely to align with adjudication principles and support a successful claim

Case study two: Garden maintenance

Deposit amount: £1,325.00

Amount disputed: £260.00

What happened?

The tenant said:

• My tenancy started in November and ended in late June, so some additional growth should be expected as everything grows a lot quicker during summer months
• We kept on top of the maintenance as much as possible, but the lawn mower broke halfway through our tenancy, and this was never replaced so I could no longer cut the grass. This is now the landlord’s responsibility

The agent responded saying that:

• They have no record of the tenant reporting the lawnmower no longer working but the tenant would remain responsible either way, as set out in the tenancy agreement. Equipment does not have to be provided
• The tenant left the grass and hedges overgrown, with weeds throughout borders, and should be responsible for returning them to their original state

Evidence provided

Tenancy agreement, check-in report, dated check-out photographs, invoice, e-mails

What was decided?

• The check-in report recorded the garden to be in good order with freshly cut hedges and lawn, some weeds present to borders
• No check-out report was provided but the landlord supplied several dated photographs from the day the tenant left showing the lawn to be overgrown and many weeds to borders. The hedges were fuller but in a well- maintained condition
• The adjudicator decided that the tenant was responsible for cutting of the grass as well as a contribution towards de-weeding the borders.
• While the tenant evidenced that they e-mailed the landlord advising the lawnmower stopped working, a landlord is not obligated to supply equipment for the tenant to meet their responsibilities under the contract. It would however be good practice for this to be addressed at the time
• An invoice was provided, with a breakdown of costs; £70.00 for strimming and mowing the lawn, £70.00 for de-weeding the borders and £120.00 for cutting back the hedges
• The adjudicator awarded the full £70.00 for cutting the grass and 75% of the cost to de-weed the borders as a small amount of weeds were already present at the start which the tenant is not responsible for. To award the cost in full for this work would result in betterment. No award was made for cutting back the hedges as while these were fuller at the end of the tenancy, it was in the height of summer, and the visible growth was consistent with seasonal order

Key lessons

• Be clear on garden maintenance responsibilities at the outset of the tenancy – to make sure that both parties understand their respective responsibilities to help manage expectations
• Consider seasonal growth – garden condition should always be assessed in the context of the season. Differences in lawn growth, plant health and general appearance may be attributable to seasonal factors rather than a failure to maintain the garden
• Give weight to the start condition of the garden – tenants can only be held responsible for deterioration that occurred during their tenancy. They should not be expected to improve pre-existing issues, as this could result in betterment
• Maintain organised and secure records throughout the tenancy – inventories, check-in and check-out reports, photographs, correspondence and contractor quotations should be retained and readily accessible to support any future claim
• Check invoices and quotations are detailed and itemised - breaking costs down into individual elements enables adjudicators to assess each aspect of the claim accurately and make fair, proportionate awards. Detailed invoices also help demonstrate that the costs being claimed relate directly to the damage or maintenance issue in dispute, reducing the risk of claims being reduced due to a lack of supporting evidence.

Top tips on preventing summer deposit disputes

1. Review tenancy agreements

Make sure responsibilities for gardens, outdoor spaces, refuse disposal and alterations are clearly explained. Ambiguous clauses often lead to disagreement later.

2. Carry out regular inspections

Regular inspections provide opportunities to identify maintenance issues early and discuss concerns before costs escalate.

3. Keep communication open

Tenants should feel comfortable reporting problems, requesting permission for improvements and raising concerns about maintenance responsibilities.

4. Invest in detailed inventories

High-quality check-in and check-out reports remain one of the most effective ways to prevent disputes. Written descriptions supported by photographs and video evidence help establish the property's condition and provide a clear basis for negotiation.

5. Focus on evidence

When discussing proposed deductions, evidence is key. Clear inventories, dated photographs, invoices and correspondence will help all parties reach a fair outcome more quickly.

Most summer deposit disputes can be avoided through clear expectations, regular communication and robust evidence.

Where disagreements do arise, landlords and tenants should first try to negotiate a fair resolution. If agreement cannot be reached, mydeposits' free resolution service offers an independent and impartial way to resolve disputes based on the evidence available.

By understanding responsibilities from the outset and keeping accurate records throughout the tenancy, both landlords and tenants can reduce the likelihood of disputes and achieve a smoother end of tenancy process.