Why cleaning is the number one deposit dispute
Every deposit protection scheme in England says the same thing: cleaning is the most common reason landlords make a deduction, ahead of damage and redecoration. The reason is simple. The check-in inventory recorded the property as "professionally cleaned", the tenant did a normal clean on the way out, and the check-out clerk compared the two.
The standard you are held to is the standard at the start of the tenancy, allowing for fair wear and tear. If the property was professionally cleaned when you moved in, it needs to be at that level when you leave. Note that since the Tenant Fees Act 2019 a landlord in England cannot force you to pay for a professional cleaning company, but they can deduct from your deposit if the property is not returned to check-in standard. Doing it yourself is allowed; doing it badly is expensive.
The checklist, room by room
Work top to bottom in each room (dust falls) and leave floors until last. Empty the property first; a clean around furniture is not an end of tenancy clean.
Kitchen
- Oven cleaned inside and out: racks, door glass, the seal and the drawer underneath
- Hob, hob rings and knobs, extractor hood and filter degreased
- Fridge and freezer emptied, defrosted, cleaned inside and behind the seals, door left ajar
- Every cupboard and drawer wiped inside, including the crumbs in the cutlery tray
- Washing machine drawer and door seal, dishwasher filter and spray arms
- Sink, taps and plughole descaled; worktops and splashback sanitised
- Bins washed out; the floor vacuumed then mopped, including under appliances you can move
Bathrooms
- Limescale removed from taps, shower head, shower screen and tiles (white vinegar or a proper descaler, left to sit)
- Grout and silicone scrubbed; black mould on sealant is usually a deduction if it was clean at check-in
- Toilet inside and out, including the base, the hinges and behind the cistern
- Basin, bath, mirror, light pull and extractor grille
- Floor mopped, including behind the toilet
Bedrooms and living rooms
- Inside wardrobes, drawers and shelves, not just the fronts
- Skirting boards, door frames, doors and handles; window sills and frames; light switches and sockets
- Radiators wiped, including the top and behind where you can reach
- Inside windows and any mirrors
- Cobwebs from ceiling corners and light fittings
- Curtains or blinds dusted; carpets vacuumed edge to edge with the crevice tool; hard floors mopped
Hall, stairs and everything else
- Banisters and spindles, stair carpet, front door inside and out
- Meter cupboard, under-stairs cupboard, airing cupboard
- Balcony, garage or shed swept; bins returned clean
- Light bulbs replaced where blown; keys, fobs and manuals left where the inventory says
What is usually not covered by "professional cleaning"
- Carpet steam cleaning. Only required if the check-in inventory says the carpets were professionally steam cleaned, or your tenancy agreement specifically asks for it. Vacuuming edge to edge is the normal standard.
- Walls and ceilings. Scuffs are wear and tear; crayon is not. Sugar-soap marks you made, but do not repaint without the landlord's agreement.
- Garden. Return it to the check-in state: mown, weeded, tidy.
- Rubbish removal. Leaving anything behind is a deduction and often more expensive than the clean itself.
Doing it yourself vs booking a clean
A 2-bed flat takes one person a full day to bring to inventory standard, mostly because of the oven, the limescale and the inside of every cupboard. A 3-bed house is a weekend. If you have the time and a good descaler, do it, then walk round with the check-in inventory photos in your hand before you return the keys.
If you would rather not, fixed-price end of tenancy firms in Cheshire and South Manchester typically quote £185 to £300 depending on size, with the oven and inside windows sometimes charged as extras. We price it by the hour at £32.99 with everything included, which works out at about £99 for a 1-bed flat, £115 for a 2-bed and £132 for a 3-bed house. Our end of tenancy cleaning page has the full checklist we work to and the exact prices.
Timing: book the clean for after you have moved everything out and before the check-out inspection, ideally with a day in between so you can walk round. If the clerk raises anything about cleanliness within 24 hours of our visit, we come back at no charge.
Landlords and agents: the same list in reverse
If you are letting a property in Warrington, Altrincham or Sale, the cheapest way to avoid the dispute is to have the property cleaned to this standard at check-in, photograph it, and write "professionally cleaned" on the inventory only if it is true. That gives you a clear benchmark at check-out. Many agents book the same cleaner for every changeover so the standard is consistent; ours can be invoiced to the agency and booked online in two minutes.
Frequently asked questions
Can my landlord make me pay for professional cleaning?
In England, no. Since the Tenant Fees Act 2019 a tenancy agreement cannot require you to use or pay for a professional cleaner. Your landlord can, however, deduct from your deposit if the property is not returned to the standard recorded at check-in, allowing for fair wear and tear.
How clean does the property need to be?
As clean as it was at check-in. If the check-in inventory says "professionally cleaned throughout", that is your target. If it says "domestically clean", a thorough clean of your own to this checklist is enough.
How much does an end of tenancy clean cost?
Fixed-price firms in Cheshire typically charge £185 to £300 depending on the size of the property. ReadyClean charges £32.99 an hour with everything included, which is roughly £99 for a 1-bed, £115 for a 2-bed and £132 for a 3-bed.
Do I need to clean the oven?
Yes, inside and out, including the racks and the door glass. The oven is the single most common item flagged at check-out.
Do I need to have the carpets professionally cleaned?
Only if the check-in inventory or tenancy agreement specifically says they were professionally cleaned at the start. Otherwise a thorough vacuum is the standard.
How long does an end of tenancy clean take?
About 3 hours for a 1-bed flat, 3.5 to 4 hours for a 2 or 3-bed house and 5 to 6 hours for a 4-bed with two bathrooms, once the property is empty.