Can a Landlord Charge for Cleaning? What the Rules Allow

October 23, 2026

Can a Landlord Charge for Cleaning? What the Rules Allow

In England, a landlord cannot make you pay for a professional clean as a condition of your tenancy, and cannot add a fixed cleaning fee. They can, however, claim a reasonable, evidenced amount from your deposit if you leave the property dirtier than you found it, allowing for fair wear and tear. Everything below turns on those two ideas: what the landlord may require , and what the landlord can prove.

This guide is written for England, where the Tenant Fees Act 2019 applies. Scotland, Wales and Northern Ireland have their own rules, so check the relevant national guidance if your property is there. We cover both sides: what tenants can be asked to pay, and what landlords and agents need in place so a legitimate claim holds up.

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TL;DR

  • A landlord cannot require a tenant to pay for professional cleaning or a fixed "cleaning fee". It is a prohibited payment under the Tenant Fees Act 2019.
  • A landlord can claim a deposit deduction for cleaning, but only a reasonable amount, backed by evidence, and not for fair wear and tear.
  • The burden of proof is on the landlord. A detailed check-in inventory with photos is the single biggest factor in whether a claim succeeds.
  • Landlords can claim only what they lose. A receipt for work actually done carries far more weight than a quote.
  • Disputes go to the deposit scheme's adjudication service, which compares the property at the start and the end of the tenancy.

Table of Contents

What the Tenant Fees Act 2019 says about cleaning

The Tenant Fees Act 2019 sets out which fees and payments a landlord or letting agent can ask a tenant to pay. Cleaning is not on the permitted list, so a requirement to pay for it is a prohibited payment.

According to Shelter's guidance on cleaning, gardening and decorating, tenants only have to leave the property as clean as it was at the start of the tenancy, as recorded in the inventory or check-in report. Shelter also notes that cleaning charges are the most common reason landlords keep money from a deposit, which is why this topic generates so many disputes.

In practice, three things are off the table:

  • A clause saying the tenant must pay for a professional end-of-tenancy clean.
  • A fixed or non-refundable "cleaning fee" added to the tenancy.
  • An "exit" or "check-out" fee dressed up as an administration cost.

The legality of a charge is judged by the legislation itself, not by what the tenancy agreement says. A landlord cannot contract around the Act by writing a clause into the agreement. If a tenant has paid a prohibited fee, the government's tenant guidance explains what happens next and how to get it back.

"Professionally cleaned" versus "cleaned to a professional standard"

This wording trips up many landlords. A clause that demands the property is "professionally cleaned" can be read as forcing the tenant to hire a third party, which the Act does not allow. A clause asking for the property to be cleaned to a professional standard sets a benchmark the tenant can meet with their own effort. Shelter's guidance, as summarised in our research, describes tribunals treating the two differently, and a First-tier Tribunal decision on recovery of a prohibited payment shows a tenant arguing that they were in effect being made to pay for a professional clean.

For landlords, the safe route is simple: ask for the property to be returned in the same state of cleanliness as the inventory records, and do not name a company or insist on a receipt from one.

For tenants, it means you are free to clean the property yourself. You are not obliged to hire a firm, though many people choose to for a large house or when time is short.

When a landlord can take money from the deposit

None of this means a tenant can leave a property in any state. According to GOV.UK's deposit guidance, if a tenant does not meet their obligations, the landlord can keep some of the deposit to cover the loss. Cleaning is one of the legitimate reasons, provided the tenancy required the property to be kept clean and it was left in a worse condition than at move-in.

The deduction must be:

  1. Reasonable. It reflects the actual cost of putting right the shortfall, not a premium clean.
  2. Evidenced. Check-in and check-out reports, dated photos and invoices.
  3. Net of fair wear and tear. Normal ageing from ordinary use is not the tenant's cost.
  4. Free of betterment. The tenant is not paying to leave the property better than it started.

Fair wear and tear and betterment

Fair wear and tear is the natural, gradual deterioration that comes from normal use. A carpet that has flattened in a hallway after three years is wear and tear. A carpet with a red wine stain is not. Council bond guidance, such as Dorset Council's bond procedure, makes the same point: a landlord cannot charge to bring an item back to a "new" state if it was only in good or fair condition at the start.

That is betterment. If the inventory shows a domestic standard of cleaning at move-in, a landlord cannot bill for a full professional deep clean and pass the whole cost to the tenant. The claim has to be proportionate to the actual shortfall.

Why evidence decides most cases

The burden of proof sits with the landlord. Shelter's evidence guidance explains that the deposit scheme looks at evidence from both sides before deciding whether the full deposit goes back or the landlord can keep part of it. Claims often fail because there is no clear record of how clean the property was at the start.

The weak points we see named again and again:

  • An inventory that just says "as seen" or "clean" with no detail.
  • A check-out report that simply repeats "as check-in" without describing the actual state of the oven, bathroom or carpets.
  • A quote instead of a paid invoice.
  • No photos, or photos with no dates.

What counts as a fair cleaning claim: examples

These are illustrations of how the principles play out, not rulings.

Situation Likely outcome
Tenancy agreement says "tenant must pay for a professional clean on leaving" Prohibited payment. The clause cannot be enforced.
Fixed £100 "cleaning fee" taken from the deposit with no invoice Hard to defend. Not tied to an actual, evidenced loss.
Inventory shows a spotless oven; check-out photos show heavy grease and burnt-on residue Reasonable claim for the cost of cleaning it, with an invoice.
Property was in a worn but clean state; tenant leaves it equally clean No deduction. Wear and tear is not chargeable.
Landlord books a full deep clean of a property that was only domestically clean at move-in, and bills the tenant in full Likely cut back for betterment.
No check-in inventory at all Very difficult to prove anything. The claim is likely to fail.

How much does a professional clean cost?

Landlords often ask what a "reasonable" figure looks like. Typically, Checkatrade's cost guide puts an end-of-tenancy clean in the UK at between roughly £150 and £490, depending on property size, location and the level of service. Prices are generally higher in London and the South East, and extras such as carpet cleaning or oven cleaning are sometimes quoted separately.

Treat that as a market benchmark, not a number you can bill a tenant. What you can claim is the cost of putting right the specific shortfall the evidence shows, which may be far less than a whole-house clean. We do not publish fixed prices for our own cleaning because they depend on the property, so we quote after hearing the details.

What happens in a dispute

If landlord and tenant cannot agree, the disagreement goes to the dispute resolution service of the deposit protection scheme that holds the deposit. The adjudicator compares the condition at both ends of the tenancy and weighs the evidence each side supplies. GOV.UK states that the deposit should be returned within 10 days of the landlord and tenant agreeing the amount, or after a dispute is resolved.

For tenants: respond to the landlord's claim in writing, attach your own photos and ask to see their invoices. For landlords: submit the inventory, the check-out report, dated photos, the tenancy clause and a paid invoice. Anything missing weakens the claim.

Our perspective: where cleaning disputes really start

We clean properties between tenancies across Hertfordshire, and we speak to landlords and agents in St Albans, Harpenden, Hemel Hempstead and beyond. The arguments rarely begin at the check-out. They begin on day one, when the inventory is thin.

Our view is plain. Landlords have a fair interest in getting a property back clean, and tenants have a fair interest in not paying for what the law does not allow. Both are served by the same thing: a clear, photographed record at the start and an honest comparison at the end. A deposit deduction should be a last resort, not a plan.

That is also why we think a landlord is better off booking their own professional clean between tenancies, at their own cost, rather than trying to recover it from the outgoing tenant. A property that is properly reset, with the clean documented, gives the next inventory a strong baseline. It also removes the temptation to push a charge the law may not support. We go through that reasoning in why a professional clean between tenants protects your property.

We would rather see a landlord make a modest, fully evidenced claim than a large one that gets thrown out.

— Ashlea

Practical steps for landlords

  1. Commission a detailed inventory. Use dated photos of every room, with specific notes on oven, extractor, bathroom grouting, carpets and windows. Avoid vague wording.
  2. Write the clause carefully. Ask for the property to be returned in the same state of cleanliness as the inventory, subject to fair wear and tear. Do not mandate a professional service or a named firm.
  3. Do a thorough check-out. Record the actual state of each fixture, not "as check-in".
  4. Get the work done, then claim. Keep the invoice. Quotes are rarely accepted as final evidence.
  5. Claim only the shortfall. Account for the property's starting condition and its age.
  6. Use the scheme. Work through the deposit protection scheme's process rather than withholding money unilaterally.

Practical steps for tenants

  • Read the tenancy agreement for cleaning wording before you sign, and ask for anything unclear to be changed.
  • Compare your move-in inventory with the property as you leave it, and take your own dated photos.
  • Clean the oven, bathroom, kitchen surfaces, floors and windows to the standard you received. Our practical guide to cleaning your home effectively is a good place to start.
  • If you are asked to pay a cleaning fee up front, or told you must use a particular company, say that this may be a prohibited payment and point to the government guidance.
  • If a deduction seems unreasonable, challenge it through the deposit scheme and ask for invoices.

Where we can help landlords and homeowners

If you manage a rental in Hertfordshire, we provide end of tenancy cleaning for the gap between tenants, and combine it with deep cleaning, clearance and handyman jobs through our landlord property services. One local, family-run company and one point of contact means fewer phone calls and a property that is ready for the next inventory sooner.

We work locally in St Albans, Harpenden, Hemel Hempstead, Berkhamsted and Redbourn. If a tenant has left unwanted items, our clearance service can deal with them too. Tell us about the property and we will quote for it.

FAQ

Can a landlord charge for cleaning in the UK?

In England, not as a fee or a condition of the tenancy: the Tenant Fees Act 2019 prohibits it. A landlord can make a reasonable, evidenced claim against the deposit if the property is dirtier than at move-in, after allowing for fair wear and tear. Rules differ in Scotland, Wales and Northern Ireland.

Can a tenancy agreement require professional cleaning?

A clause that forces the tenant to pay for or arrange a professional clean is not enforceable in England. A clause requiring the property to be left cleaned to a professional standard is different, because the tenant can meet it themselves. If you are unsure about a clause, ask the landlord or agent to rewrite it.

Can a landlord keep my deposit for cleaning?

Yes, but only for the reasonable cost of fixing a cleaning shortfall that the landlord can prove. They need the check-in and check-out reports, photos and an invoice, and they cannot charge for wear and tear or to leave the property better than it started. If you disagree, the deposit scheme's dispute service decides.

Is a landlord cleaning fee the same as a deposit deduction?

No. A cleaning fee is a payment demanded in connection with the tenancy, and is generally prohibited. A deduction is the landlord's claim for an actual, proven loss from money you have already paid as a protected deposit. The first is a charge; the second must be justified case by case.

Sources

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