I'm trying to get a sense of what deductions are reasonable against a tenants deposit. I have an unfurnished flat that I let out and the tenancy just ended. The tenants created a 2cm diameter burn hole in the carpet, luckily it is covered by where the sofa typically sits. The tenants also did a poor job cleaning the flat both during their tenancy and as they moved out. Rent was in the order of £1000 in Reading and the property is billed as "executive flats". A deposit of 1.5 months is held in a TDS via the letting agency. Most of the walls were freshly painted, I had cleaned the carpets with a rental carpet cleaner and wiped down woodwork and doors before the tenants moved in. A fairly comprehensive inventory was part of the lease contract. Last week I cleaned the flat myself after the tenants moved out, spending about 15 hours doing so. I hired a rental carpet cleaner again and touched up the paint on the walls were it had been heavily marked and where blue tack had been used. If all light-bulbs were in service before the let, is it reasonable to expect tenants to replaced dead bulbs? I'm trying to figure out how to put a cost on what it has taken me to restore the flat to the condition the flat was in before the tenants moved in. I know wear and tear is to be expected but if it can be cleaned in a few hours then I don't see it as wear and tear. Is it reasonable to value my time at £10/hour and to assess a carpet burn at £75-£100? This is my first time as a landlord. I know most of these forums seem to be targeted more at getting the best for the tenant rather than the landlord but I'm hoping I can get some understanding of what is considered usual and reasonable. Thanks, Ryan