In England, a landlord cannot make you pay for a professional end of tenancy clean as a condition of your tenancy. The Tenant Fees Act 2019 banned that kind of charge. What a landlord can do is deduct a fair amount from your deposit if you hand the property back less clean than it was when you moved in, allowing for normal wear and tear.
That difference matters. The law does not stop landlords caring about cleanliness. It stops them charging a flat fee regardless of the state you leave the home in. Here is how it works in practice, and how to protect your deposit.
What does the Tenant Fees Act 2019 actually say?
The Tenant Fees Act 2019 came into force in England on 1 June 2019 for new tenancies, and applied to all assured shorthold tenancies from 1 June 2020. It limits what landlords and letting agents can charge tenants to a short list of permitted payments. These are:
- rent
- a refundable tenancy deposit, capped at five weeks' rent for most tenancies (six weeks' where the annual rent is particularly high)
- a refundable holding deposit of no more than one week's rent
- payments to change the tenancy when the tenant asks, capped at a small fixed amount unless the landlord can show higher reasonable costs
- payments for ending the tenancy early at the tenant's request
- utilities, council tax, TV licence and communication services, where the tenancy says so
- a default fee for a lost key or late rent, within set limits
A cleaning fee is not on that list. So a clause that says "the tenant must pay for a professional clean at the end of the tenancy" or "the tenant will be charged a fixed cleaning fee on departure" is a prohibited payment. The landlord cannot enforce it, and charging it can lead to a fine from the local council.
So can my landlord take cleaning costs from my deposit?
Yes, in the right circumstances. Your deposit exists to cover loss or damage caused by you, and that includes a home left dirtier than it was at the start. If the oven was clean when you moved in and is thick with grease when you leave, the landlord can claim a reasonable cost to put that right.
The key points are:
- The benchmark is the check-in standard. You only have to return the property as clean as it was when you moved in. If it was grubby at the start, you are not expected to hand it back in better condition.
- Fair wear and tear is allowed. Faded paintwork, light scuffs, and carpets that have flattened with normal use are not your cost.
- The deduction must be proportionate. A dusty skirting board does not justify a full professional clean of the whole house.
- The landlord needs evidence. Usually that means a check-in inventory and a check-out report, ideally with dated photos, that show a clear difference.
What if my tenancy agreement says I must use professional cleaners?
For tenancies covered by the Act, a clause forcing you to pay for professional cleaning is not enforceable. However, some agreements are worded more carefully, asking you to return the property "to a professional standard". That is generally treated as a description of how clean it should be, not a requirement to hire a company. If you can reach that standard yourself, you are within your rights to do so.
If the property was professionally cleaned before you moved in, and the inventory records that, you will need to match that level. That does not mean you must pay someone, but it does mean ovens, bathrooms, windows and inside cupboards all need proper attention.
How is my deposit protected if there is a dispute?
In England, landlords must protect an assured shorthold tenancy deposit in a government-approved scheme within 30 days of receiving it, and give you the prescribed information about it. The three schemes are the Deposit Protection Service (DPS), mydeposits and the Tenancy Deposit Scheme (TDS).
At the end of the tenancy, you and the landlord should agree how much is returned. Once you agree, the deposit should be paid back within ten days. If you do not agree with a cleaning deduction, you can use the scheme's free dispute resolution service. An independent adjudicator looks at the evidence from both sides and decides. The burden is on the landlord to show the deduction is justified, which is why inventories and photos carry so much weight.
How can I avoid a cleaning deduction?
A little planning goes a long way. Before you hand back the keys:
- Find your check-in inventory. Read it room by room so you know the standard you are aiming for.
- Focus on the areas that cause most disputes. These tend to be the oven and hob, extractor hood, limescale in bathrooms, grime around taps and seals, the inside of the fridge and freezer, and marks on walls and skirting.
- Do not forget the hidden spots. Inside cupboards and drawers, on top of wardrobes, behind appliances you can move safely, and window tracks.
- Take your own dated photos of every room after cleaning, including inside appliances.
- Attend the check-out if you can, and ask for a copy of the report.
- Keep receipts if you do use a cleaning company. They are useful evidence if a dispute arises later.
When using cleaning products, follow the label, ventilate the room, and never mix bleach with ammonia or acidic cleaners, as this can release harmful gases.
Does this apply in Scotland, Wales and Northern Ireland?
The Tenant Fees Act 2019 covers England. Wales has similar rules under the Renting Homes (Fees etc.) (Wales) Act 2019, and Scotland has long banned most tenant fees. Deposit protection schemes and rules differ in each nation, so if you rent outside England, check the scheme your deposit is held in and its guidance.
Should you hire a cleaner anyway?
It is your choice. Many tenants clean themselves and get their full deposit back. Others prefer to book professional end of tenancy cleaning because moving week is busy and they want the kitchen and bathroom done to a check-out standard without the stress.
If you choose that route, SN Cleaning Services has been cleaning homes across London and Essex for 12 years with our own trained, insured and DBS-checked cleaners. If anything is missed, we offer a re-clean within 72 hours. You can see a price by clicking Get a quote and entering your postcode and email. Whatever you decide, the law is on your side: the landlord can ask for the home back as clean as you found it, but cannot charge you a blanket cleaning fee.