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The end-of-tenancy garden checklist for landlords and tenants: assess the garden condition, compare to the inventory, agree on repairs, clear rubbish, restore the lawn, repair structures, and document everything. In the Chilterns, where rental properties are common, a clear end-of-tenancy process prevents disputes over deposits.
The End-of-Tenancy Garden Problem
The end of a tenancy is a common source of disputes between landlords and tenants. The garden is often at the centre of these disputes. The landlord claims the garden has been neglected and deducts the cost of restoration from the deposit. The tenant claims the garden was already in poor condition and refuses to pay.
The key to avoiding disputes is a clear process: assess the garden, compare to the inventory, agree on repairs, and document everything. This guide gives an end-of-tenancy garden checklist for landlords and tenants, based on what works in the Chilterns rental market.
The 8-Step End-of-Tenancy Process
1. Assess the Garden Condition
Walk the garden with the tenant and note:
- Lawn condition
- Border condition
- Hedge condition
- Fence condition
- Shed and outbuilding condition
- Patios and paths
- Plants and trees
- Rubbish and debris
2. Compare to the Inventory
Compare the current condition to the inventory taken at the start of the tenancy. The tenant is responsible for returning the garden in the same condition, allowing for fair wear and tear.
3. Agree on Repairs
Agree on what needs to be done:
- Tenant's responsibility (clear rubbish, mow lawn, weed)
- Landlord's responsibility (repair fences, replace dead plants)
- Shared cost (major work like hedge cutting)
4. Clear Rubbish
The tenant should clear all rubbish and debris from the garden. This includes:
- Tenant's rubbish (furniture, toys, building materials)
- Garden waste (leaves, branches)
- Broken items (pots, furniture)
5. Restore the Lawn
The tenant should mow and edge the lawn. If the lawn is beyond repair, the landlord may need to reseed or returf.
6. Repair Structures
The landlord should repair:
- Broken fences
- Broken gates
- Rotting sheds
- Damaged paths and patios
See our fencing service.
7. Document Everything
Take photos of the garden at the end of the tenancy, with dates. This prevents disputes over the deposit.
8. Agree on Deposit Deductions
If the garden is in worse condition than at the start of the tenancy, agree on the cost of restoration and deduct from the deposit. If the tenant disputes, use the deposit protection scheme's dispute resolution service.
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The End-of-Tenancy Checklist for Tenants
- Mow and edge the lawn
- Weed the borders
- Clear all rubbish and debris
- Sweep paths and patio
- Tidy the shed
- Remove all personal items
- Take photos of the garden when you leave
The End-of-Tenancy Checklist for Landlords
- Inspect the garden with the tenant
- Compare to the inventory
- Agree on repairs
- Repair fences, gates, and sheds
- Restore the lawn if beyond repair
- Replant dead plants
- Take photos of the garden after the tenant leaves
- Set up a maintenance schedule between tenancies
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The Cost of End-of-Tenancy Garden Restoration
| Job | Cost |
|---|---|
| Clear rubbish | 50-200 pounds |
| Mow and tidy | 50-150 pounds |
| Lawn restoration | 150-400 pounds |
| Fence repair | 100-500 pounds |
| Shed repair or removal | 100-500 pounds |
| Replanting | 100-400 pounds |
| Total | 550-2,150 pounds |
Common Mistakes
- Not having an inventory. Without an inventory, you cannot prove the condition at the start of the tenancy.
- Not documenting the end condition. Take photos with dates to prevent disputes.
- Not agreeing on repairs before the tenant leaves. Agree on what needs to be done before the tenant leaves.
- Charging the tenant for fair wear and tear. Tenants are not responsible for fair wear and tear, only for damage.
- Not setting up maintenance between tenancies. The garden will become overgrown between tenancies without maintenance.
Frequently Asked Questions
Can I deduct garden restoration from the deposit?
Yes, if the garden is in worse condition than at the start of the tenancy (allowing for fair wear and tear). Document the damage with photos.
What is fair wear and tear in a garden?
Fair wear and tear includes: lawn wear, minor weed growth, plant death (if not deliberate), and ageing of structures. It does not include: rubbish, broken fences, or deliberately damaged plants.
Should the tenant mow the lawn before leaving?
Yes. The tenant should return the garden in the same condition as at the start, which includes mowing the lawn.
Get Help with End-of-Tenancy Garden Restoration
If you are a landlord or tenant in Oxfordshire, Buckinghamshire, Berkshire or Bedfordshire and need help with end-of-tenancy garden restoration, send us a WhatsApp with photos and we will aim to respond within 12 to 36 hours, Monday to Sunday.
Further Reading
- Keeping a rental garden presentable between tenants
- How to clear a neglected rental property garden
- Our garden clearance service
In mature gardens, timing is critical. Established plants respond differently to seasonal work than young plants. Watch the weather forecast and adjust plans accordingly.
Put this advice into practice
Use the relevant CGM tool or follow a related guide, then send us a few photos if you would like a tailored plan.
Sources and citations
This article draws on the following sources. Specific claims are cited inline where relevant.
- CGM field records (2025-01. Site observations from gardens across Oxfordshire, Buckinghamshire, Berkshire and Bedfordshire.
- Royal Horticultural Society (2024). RHS Gardening Advice and Plant Finder. Available at rhs.org.uk.
- Met Office (2024). Regional climate averages, South East England. Available at metoffice.gov.uk.
- British Geological Survey (2024). Soil parent material data for the Chilterns and Thames Valley. Available at bgs.ac.uk.