Deposit disputes settled in minutes, not hours
Compare the ingoing inventory with the check-out report and get the deductions drafted for you to review. Every item is compared start against end, priced from your own cost list, with fair wear and tear applied.
For letting agents, property managers, inventory clerks and landlords. You do not need to be a miProgram customer: upload PDF reports from any inventory system.
Summary
- Tenancy
- 01/09/2025 to 31/08/2026 (12 months)
- Let as
- Furnished
- Deposit
- £1,200.00 (Deposit Protection Service)
- Ingoing inventory
- 28/08/2025
- Check-out
- 01/09/2026
- Supporting document
- Locksmith quote.pdf
Proposed deductions
At the start the ingoing inventory recorded: Professionally cleaned.
At check-out the clerk recorded: Heavily soiled, grease on door glass and racks.
Cost: £65.00 × 100% = £65.00
Likely outcome if disputed: Likely to be upheld.
At the start the ingoing inventory recorded: Clean, sealant in good condition.
At check-out the clerk recorded: Limescale to taps and tiles, mould to the sealant.
Cost: £35.00 × 100% = £35.00
Likely outcome if disputed: Likely to be upheld.
At the start the ingoing inventory recorded: Good condition, two light marks left of door.
At check-out the clerk recorded: Large scuffs and adhesive marks above the sofa.
Cost: £120.00 × 50% (paint 2 years into a 4-year life) = £60.00
Likely outcome if disputed: May be reduced.
At the start the ingoing inventory recorded: Chrome lever handle, secure.
At check-out the clerk recorded: Handle detached, screws missing.
Cost: £25.00 × 100% = £25.00
Likely outcome if disputed: Likely to be upheld.
At the start the ingoing inventory recorded: 2 keys handed over.
At check-out the clerk recorded: 1 key returned.
Cost: £20.00 × 100% = £20.00 · Priced from Locksmith quote.pdf
Likely outcome if disputed: Likely to be upheld.
Items not recommended for a claim
- Hallway carpet: Fair wear and tear after 12 months.
- Bedroom 2 window sill chip: Already recorded at the start.
- Bathroom extractor fan not working: Landlord maintenance.
Utilities and keys
| Meter | In | Out | Usage |
|---|---|---|---|
| Electricity | 12345 | 13102 | 757 kWh |
| Gas | 04512 | 04890 | 378 units |
| Water | 00231 | 00298 | 67 m³ |
| Keys and alarms | At the start | At check-out |
|---|---|---|
| Front door keys | 2 | 1 |
| Window keys | 2 | 2 |
| Smoke alarm (hallway) | Tested, working | Tested, working |
| CO alarm (kitchen) | Tested, working | Tested, working |
Next steps
- Agree the deductions with the landlord.
- Send them to the tenant with this report.
- Return the balance.
- If disputed, the deposit scheme's dispute service can decide.
- Maintenance items are for the landlord.
This is an assessment to support a deposit proposal. It is not legal advice or an adjudication.
Works with what you already have
Upload check-in and check-out PDFs from any inventory system, or use the reports already in your miProgram account. You do not need to be an existing miProgram customer.
You stay in control
You approve every deduction, and nothing is issued until you say so. Anything doubtful is flagged for you, not charged.
Consistent, defensible pricing
Every cost comes from your own cost list, so the same input always gives the same price. The AI never sets a price.
Not a miProgram customer? You can still use it
Deposit Assessment stands on its own. Bring the reports you already have, from whoever produced them.
Landlords
Managing your own lets? Upload the check-in and check-out reports your clerk or agent gave you and get the deductions drafted, priced and explained, ready to put to your tenant.
Agents and clerks on other software
Keep the inventory system you already use. Upload its PDF reports and Deposit Assessment reads them, compares them and drafts the deductions. Nothing to migrate.
miProgram customers
Pick the property and the two reports from your account. No uploads needed, and the photos from your reports appear side by side in the assessment.
How it works
Four steps from check-out to an issued report.
- 1
Choose the reports
Upload the check-in and check-out PDFs from any inventory system, or pick them from your miProgram account.
- 2
Add your evidence
Attach quotes, invoices, photos or landlord notes. The tool works out which items they support.
- 3
Review the suggested deductions
Accept, change or remove each one, with a reason. Running totals show what is proposed and what goes back to the tenant.
- 4
Approve and share
Issue a numbered, branded report as a PDF or a secure link for the landlord and tenant.
- Kitchen: OvenCleaning
Start: Professionally cleaned.
Check-out: Heavily soiled, grease on door glass and racks.
£65.00 - Bathroom: Bath and tilesCleaning
Start: Clean, sealant in good condition.
Check-out: Limescale to taps and tiles, mould to the sealant.
£35.00 - Living Room: WallsDamage Check the age of decoration against your records.
Start: Good condition, two light marks left of door.
Check-out: Large scuffs and adhesive marks above the sofa.
£60.00 - Bedroom 1: Door handleDamage
Start: Chrome lever handle, secure.
Check-out: Handle detached, screws missing.
£25.00 - Front door: Front door keyMissing
Start: 2 keys handed over.
Check-out: 1 key returned.
£20.00
Review screen with made-up data. Try accepting, changing or removing a deduction.
A report you can stand behind
Every deduction is tied to what was recorded at the start and at check-out, priced from your cost list, with the tenant's share and a likely outcome shown.
Type a hex code or pick a swatch. With Custom Branding, your reports carry your logo and colours like this.
Summary
- Tenancy
- 01/09/2025 to 31/08/2026 (12 months)
- Let as
- Furnished
- Deposit
- £1,200.00 (Deposit Protection Service)
- Ingoing inventory
- 28/08/2025
- Check-out
- 01/09/2026
- Supporting document
- Locksmith quote.pdf
Proposed deductions
At the start the ingoing inventory recorded: Professionally cleaned.
At check-out the clerk recorded: Heavily soiled, grease on door glass and racks.
Cost: £65.00 × 100% = £65.00
Likely outcome if disputed: Likely to be upheld.
At the start the ingoing inventory recorded: Clean, sealant in good condition.
At check-out the clerk recorded: Limescale to taps and tiles, mould to the sealant.
Cost: £35.00 × 100% = £35.00
Likely outcome if disputed: Likely to be upheld.
At the start the ingoing inventory recorded: Good condition, two light marks left of door.
At check-out the clerk recorded: Large scuffs and adhesive marks above the sofa.
Cost: £120.00 × 50% (paint 2 years into a 4-year life) = £60.00
Likely outcome if disputed: May be reduced.
At the start the ingoing inventory recorded: Chrome lever handle, secure.
At check-out the clerk recorded: Handle detached, screws missing.
Cost: £25.00 × 100% = £25.00
Likely outcome if disputed: Likely to be upheld.
At the start the ingoing inventory recorded: 2 keys handed over.
At check-out the clerk recorded: 1 key returned.
Cost: £20.00 × 100% = £20.00 · Priced from Locksmith quote.pdf
Likely outcome if disputed: Likely to be upheld.
Items not recommended for a claim
- Hallway carpet: Fair wear and tear after 12 months.
- Bedroom 2 window sill chip: Already recorded at the start.
- Bathroom extractor fan not working: Landlord maintenance.
Utilities and keys
| Meter | In | Out | Usage |
|---|---|---|---|
| Electricity | 12345 | 13102 | 757 kWh |
| Gas | 04512 | 04890 | 378 units |
| Water | 00231 | 00298 | 67 m³ |
| Keys and alarms | At the start | At check-out |
|---|---|---|
| Front door keys | 2 | 1 |
| Window keys | 2 | 2 |
| Smoke alarm (hallway) | Tested, working | Tested, working |
| CO alarm (kitchen) | Tested, working | Tested, working |
Next steps
- Agree the deductions with the landlord.
- Send them to the tenant with this report.
- Return the balance.
- If disputed, the deposit scheme's dispute service can decide.
- Maintenance items are for the landlord.
This is an assessment to support a deposit proposal. It is not legal advice or an adjudication.
Example report: made-up property and tenancy, for illustration only.
- 1Summary and totals
Tenancy, deposit and the two reports being compared, then the proposed deductions and the amount to return.
- 2Start against end
Each deduction quotes what the ingoing inventory recorded and what the clerk recorded at check-out, with photos side by side where available.
- 3The cost line, explained
The list price, the tenant's share by age, and where the figure came from. A real quote replaces a list price.
- 4Items not charged, and why
Fair wear and tear, defects recorded at the start and landlord maintenance are listed, so the tenant can see they were considered.
- 5Next steps
What to do with the report, and the disclaimer that it supports a proposal rather than deciding it.
Fair and evidence-based by design
The rules a deposit scheme would expect you to follow are built into every assessment.
- Fair wear and tear is not charged
Normal use over the tenancy is recorded as such, not deducted.
- Defects recorded at the start are not charged
If the ingoing inventory already noted it, the tenant does not pay for it.
- Cleaning, damage and missing items priced separately
Each outcome is its own line, so the tenant can see what is what.
- Age-based tenant share
Paint two years into a four-year life means the tenant pays half.
- Real quotes and invoices
Upload a quote or invoice and it replaces the list price for that item.
- Flags for anything doubtful
Cause unproven or evidence thin? It is flagged for the reviewer, not silently charged.
- Likely outcome if disputed
Each charge carries a guide to how it may fare at adjudication.
- Side-by-side photos
Start and check-out photos appear together where the reports include them.
Your rules, your prices
Every price in a report comes from your own cost list: rates by trade, the expected life of decoration and carpets, a cleaning cap and minimum call-out charges. Edit it whenever you like and the next assessment uses the new figures. Reports you have already issued never change. The AI reads and classifies the documents; it never sets a price. A real quote or invoice can replace a list price for any item.
Sharing and branding
Every approved report is numbered and versioned. Download it as a PDF, or share a secure link with the landlord and tenant.
- PDF or secure link, whichever suits the people you are sending it to.
- An expiry you choose, from 7 days to a year, and you can cancel the link at any time.
- A QR code on the PDF that opens the same link.
- Your logo and colours on every report with Custom Branding.
Frequently asked questions
Do I need to be a miProgram customer?
No. Landlords, agents and clerks can use Deposit Assessment on its own. Upload the check-in and check-out reports as PDFs from any inventory system and the tool works from those. If you do use miProgram, you can pick the reports straight from your account instead.
Does the AI decide the deductions?
No. It compares the two reports item by item and drafts suggested deductions for you. You review each one and can accept, change or remove it, with a reason. Nothing is issued until you approve it.
Can I use it without an ingoing inventory?
Yes. Without an ingoing inventory you get a quicker report based on the check-out alone. It is less detailed, and the report says so.
Is it legal advice?
No. Every report carries the line: “This is an assessment to support a deposit proposal. It is not legal advice or an adjudication.” If a deduction is disputed, the deposit scheme's dispute service can decide.
Can I change what it suggests?
Yes. On the review screen you can accept, change the amount of or remove any deduction, and record why. Anything doubtful is flagged for you rather than charged automatically.
How do I share it?
Download the approved report as a PDF, or share a secure link with the landlord and tenant. You choose how long the link lasts, from 7 days to a year, and you can cancel it at any time. The PDF carries a QR code to the same link.
Ready to run it on one of your own check-outs?
Get started and upload a real check-in and check-out report. Any inventory system, and you do not need to be an existing customer.