When should landlords consider small claims court?

Consider court when rent arrears or damage exceeds £200 but is under £10,000, you have documentation like tenancy agreements, inventories, and correspondence, and the tenant is or was based in England or Wales.

Can I claim for rent arrears after the tenant has left?

Yes, you have 6 years from when the rent was due to bring a claim. You will need the tenancy agreement, rent payment records, and evidence of any attempts to recover the money before court.

What about deposit scheme disputes?

If the deposit was protected, you should use the deposit schemes free dispute resolution first. Court action is available for amounts exceeding the deposit or if the deposit was not protected properly.

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Landlord Disputes: Deposits, Arrears and Damage Claims

No solicitors needed. Step-by-step guidance to recover what you're owed through UK small claims court. Built for landlords and property managers dealing with rent arrears, deposit disputes, and tenant damage.

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Claims £200 - £10,000England & WalesNo solicitor required

Common Landlord Disputes We Help With

From unpaid work to unfair complaints, our guides cover the disputes you face.

Deposits

Deposit Deduction Disputes

Claim fair deductions for damage, cleaning, or rent arrears from the tenancy deposit.

Rent Arrears

Unpaid Rent and Arrears

Recover outstanding rent from current or former tenants through small claims.

Outstanding Bills and Charges

Recover unpaid utility bills, service charges, or other agreed costs.

Property Damage

Tenant Damage Claims

Claim for property damage beyond fair wear and tear when deposit is insufficient.

Bills & Utilities

Utility Arrears

Recover unpaid utility bills left at the end of tenancy.

When to Consider Small Claims Court

Most disputes start as complaints or negotiations. Here's when it makes sense to consider court action.

Consider Court Action When:

The amount is £200 - £10,000 — below the small claims track limit
You have documentation — tenancy agreement, inventory, photos, deposit scheme records
The tenant is in England or Wales — known forwarding address or last known address

Quick Checklist Before Filing

Tenant address known

Claim value under £10,000

Deposit scheme procedure followed

Ready to send Letter Before Action

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How CourtPilot Helps You

From documentation to court-ready documents in three steps.

Upload Your Dispute

Order confirmations, tracking data, messages, emails - upload everything and we extract the key facts.

AI Builds Your Case

Automatic Letter Before Action generation, particulars of claim drafting, and deadline tracking.

Court-Ready Documents

CPR-compliant bundles, indexed evidence, and witness statement templates ready for small claims court.

Evidence analysis for tenancy disputes

Letters Before Action for arrears

Court bundle with inventory reports

AI-powered deadline tracking

Real Disputes, Real Outcomes

Examples of how others have recovered money through small claims court and pre-court negotiation.

£2,400

Rent Arrears After Eviction

Scenario: Tenant left owing 2 months rent after eviction. Deposit only covered 1 month.

Evidence: Tenancy agreement, bank statements showing missed payments, possession order.

Outcome: Default judgment obtained. Enforced via High Court writ. Full amount recovered.

£1,200

Deposit Dispute: Wear vs Damage

Scenario: Tenant disputed deductions claiming "fair wear and tear". Significant damage to carpets and walls.

Evidence: Check-in inventory with photos, check-out report, contractor quotes, tenancy length.

Outcome: TDS ruled in landlord favour. £950 awarded for damage beyond wear and tear.

£3,800

Counter-Claiming Disrepair

Scenario: Tenant withheld rent claiming disrepair, then counter-claimed to offset arrears.

Evidence: Gas safety certificates, repair logs, contractor invoices, response times to reports.

Outcome: Court found disrepair claims exaggerated. Landlord awarded 85% of arrears claimed.

£680

Utility Bills Unpaid at End of Tenancy

Scenario: Tenant left without paying final utility bills. Account in landlord name.

Evidence: Utility statements, tenancy agreement clause on bills, meter readings.

Outcome: Letter Before Action prompted payment within 14 days to avoid CCJ.

£4,500

Property Damage Beyond Deposit

Scenario: Extensive damage to kitchen and bathroom. Deposit of £1,200 insufficient.

Evidence: Check-in/check-out inventory, contractor quotes, photos, cleaning invoices.

Outcome: Small claims judgment for £3,200 (damage minus deposit). Payment plan agreed.

£800

When NOT to Claim: Deposit Scheme Already Ruled

Scenario: TDS already ruled on deposit. Landlord wants to claim additional amounts.

Evidence: TDS decision, same evidence already considered.

Advice: Advised NOT to pursue. TDS decision on deposit is binding. Only new claims for different matters possible.

These examples illustrate typical dispute scenarios. Every case is different and outcomes depend on evidence and circumstances.

Built for UK Small Claims

England & Wales Specific

Guidance tailored to UK small claims court procedures and rules.

CPR-Aligned Documents

Letters and bundles formatted to Civil Procedure Rules standards.

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Information Only - Not Legal Advice

CourtPilot provides tools and guidance to help you prepare your own small claims case. We are not a law firm and cannot give legal advice. For complex matters or if you are uncertain about your rights, please consult a qualified solicitor.

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Whether it's rent arrears, deposit disputes, or damage beyond fair wear and tear, CourtPilot gives you the tools to recover what you're owed through UK small claims court.

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