Guide to end-of-tenancy cleaning laws and rules for landlords

Deposit deductions for end-of-tenancy cleaning are one of the biggest disputes between landlords and tenants, so it pays to make sure all parties know their rights and responsibilities.

Updated: 24.07.26

By Steve Cox

This content was factually correct when written but may not reflect current developments or information.

For tenants, it’s often about knowing what standard of cleanliness they’re expected to meet when it’s time to move out. For landlords, it’s more about understanding what constitutes fair wear and tear, and when it’s appropriate to deduct money from a deposit or make a claim on their landlord insurance policy.

To clarify the issue for both landlords and tenants, we examine the rules and expectations for end-of-tenancy cleaning in private rented properties.

Can a landlord force a tenant to pay for professional cleaning?

The short answer is no. Landlords cannot require tenants to pay for professional cleaning at the end of a tenancy.

Under the terms of the Tenant Fees Act 2019, landlords (or letting agents) can only charge tenants ‘permitted payments’. Any payment that is not on the permitted list (which includes rent or deposits) is classed as a ‘prohibited payment’, and landlords can be fined or face prosecution as a result.

From a legal standpoint, a tenant is required to return the property to the landlord in the same condition it was in when they moved in (minus fair wear and tear). So, while landlords can request that the property be cleaned to a ‘professional standard’, tenants do not have to hire a professional to do this.

Can a landlord deduct cleaning costs from the deposit?

Landlords can deduct cleaning costs from a deposit, but only to return the property to its original condition when tenants moved in. Landlords cannot use a tenant’s deposit to make the property cleaner than it was before the start of the tenancy.

If a tenant has lived in a property for a long time, it can be more difficult to judge whether a property has been returned in the same or a worse condition, which is why time and date-stamped photos and an inventory at the start of the tenancy are strongly recommended.

If a landlord wants to use part or all of the deposit for cleaning, those costs will also need to be justified, making photographic evidence vital.

Cleaning vs fair wear and tear

Wear and tear can be a hugely contentious issue, but official government guidance for landlords and letting agents states that it’s a ‘defect’ that happens naturally as part of regular, reasonable use. Much of this will depend on the property’s unique circumstances, the length of the tenancy, and the types of tenants living there. For example, properties with student tenants or young families are more likely to suffer wear and tear, such as worn carpets or scuffed skirting boards, compared to properties with older tenants without children.

What doesn’t count as fair wear and tear?

Intentional (malicious) damage and damage caused by an accident or through neglect are not wear and tear. In these circumstances, landlords are entitled to use some or all of the deposit to repair the damage.

For example, cracks in plasterwork can happen through wear and tear as part of natural building settlement, but holes in plasterwork are more likely to be considered damage. Similarly, broken windows, badly scratched wooden floors, burn marks, or heavy staining on carpets can all be classed as damage.

The importance of an inventory

If a landlord wants to deduct money from a deposit for cleaning, they’ll need to provide evidence that the property was not returned in the same condition as when it was first let. The most effective way to prove this is to ensure a comprehensive inventory is carried out on the day the tenant moves in.

An inventory should have date and time-stamped photos alongside clear commentary of each room or feature, for example:

Oven professionally cleaned with zero grease or food debris.
Carpets are clean with no stains, rips, snags or holes.
Walls are freshly painted with no marks or holes.
Toilet and washbasins cleaned with no stains or marks.

Landlords who can’t provide evidence to show the state of a property at the start compared to the end of a tenancy are likely to find it difficult to justify deducting money from a deposit for cleaning.

How much does end-of-tenancy cleaning cost in the UK?

Cleaning costs can vary considerably by region, from £100 for a studio to £600+ for a five-bed house. Other factors, including the size of the property, the number of storeys, and the type of cleaning, will also affect the cost. For example, a standard end-of-tenancy clean will cost less than one that includes professional carpet or oven cleaning.

As a rough guide, here’s what landlords and tenants can expect to be charged (properties in London will cost slightly more):

Property size	Price range
Studio	£100-£150
1-bed	£120-£200
2-bed	£150-£250
3-bed	£250-£400
4-bed	£280-£480
5-bed	£300-£600+

The end-of-tenancy cleaning checklist

Moving out of a property or getting it ready for new tenants can be time-consuming, but it can often be cheaper for landlords or tenants to tackle any cleaning themselves. An end-of-tenancy cleaning checklist should include:

Kitchen

Oven cleaned and degreased.

Fridge and freezer emptied, wiped down, and freezer defrosted.

Washing machine seals cleaned and filter emptied.

Wipe down all work surfaces and cupboards.

Ensure all cupboards, shelves, and bins are emptied.

Bathroom

Bath, shower, and washbasin cleaned and limescale removed from showerheads.

Toilet cleaned and disinfected.

Grout scrubbed.

Extractor fans are dusted.

General fixtures and fittings

Inside the windows are cleaned.

Skirting boards dusted and cobwebs removed.

Carpets vacuumed, and hard floors mopped.

Any surfaces (coffee tables, dining tables, tops of wardrobes) are dusted.

Check that all drawers and cupboards are emptied.

Outside (if applicable)

Rubbish cleared, bins emptied.

Outside windows cleaned (tenants are responsible for this if the windows are accessible).

The worst of the weeds removed and pathways swept clean.

Grass mowed.

Sheds and garages should be empty (apart from any items that come with the property, such as a lawnmower).

Landlord insurance for peace of mind

The end of a tenancy is often a stressful time for tenants who may be concerned about getting their full deposit back, and for landlords who worry about what condition the property will be left in.

Although landlords cannot require tenants to have the property professionally cleaned, they are entitled to recover cleaning costs from the deposit if tenants have left the property in an unsatisfactory condition (taking into account wear and tear). To do this, landlords will need to make a claim via their deposit protection scheme.

If this is the case, landlords will have to prove the condition of the property at the start and end of the tenancy. Letting agents usually provide this service as part of the inventory and check-in/check-out reports.

As a precaution, some landlords and letting agents ask to assess the property a day or two before tenants leave so that any issues can be dealt with before moving out day.

For landlords, the reality is that the private rental market has changed dramatically in a short time, and they now face greater responsibilities. Recent reforms under the Renters’ Rights Act 2025 also mean increased scrutiny as new rules are implemented. But for peace of mind, landlord insurance with legal & rent guarantee insurance can provide a valuable safety net, offering legal support and covering rent arrears if tenants default.

To find out more about our award-winning policies, speak to a member of the team on 01603 216399.

Need help with your insurance?

Whether you need a quote, have a general enquiry, or want to talk it through over the phone, we're here to help.

Speak to us: 01603 216399