Cleaning Duties in English Rental Agreements: What Is Legal?

If you rent a room or home in shared housing or as a lodger in England, you may be wondering what your cleaning responsibilities are according to your tenancy agreement. Understanding what landlords can and cannot legally require when it comes to cleaning duties will help you avoid disputes and ensure you know your rights.

Are Cleaning Clauses Legal in Rental and HMO Agreements?

In England, rental agreements often include clauses about keeping common areas and your own room clean. For Houses in Multiple Occupation (HMOs), landlords have extra legal duties, but renters also have basic responsibilities. The law sets out general requirements for cleanliness but protects tenants from unfair or excessive obligations.

• Tenancy agreements (including for HMOs and lodgers) may ask tenants to keep their room and shared areas “reasonably clean and tidy.”
• Landlords must provide clean accommodation at the start and maintain any shared facilities in HMOs under the Housing Act 2004 and licensing regulations.
• If the cleaning clause is unclear, overly strict, or requires tenants to pay for professional cleaning regardless of how clean they leave the property, it could be considered an 'unfair term' under the Consumer Rights Act 2015.

Reasonable cleaning duties are legal, but your landlord cannot require you to pay for services or penalties which go beyond returning the property to a reasonable standard at the end of your tenancy.

What Does “Reasonably Clean” Mean?

There is no strict legal definition of ‘reasonably clean', but it usually means:

• Removing rubbish promptly
• Cleaning bathrooms, kitchens, and shared spaces after use
• Keeping your own room in a hygienic state

For end-of-tenancy, the property should be as clean as when you moved in, allowing for fair wear and tear. Tenancy deposit protection rules prevent landlords from making unreasonable cleaning deductions.

Examples: Cleaning Clauses That May Be Unfair or Illegal

• Clauses that require you to pay for professional cleaning regardless of the property's condition when you leave—these are usually unenforceable.
• Contractual statements that say you must “return the property in better condition than at the start” are not allowed.
• Landlords cannot enter your room to clean without permission unless your contract states this and you agree.

Official Forms and How to Take Action

Deposit Disputes (Cleaning Deductions)

• Dispute Resolution Forms for Deposit Schemes
  Each government-approved deposit scheme (such as the Tenancy Deposit Scheme, mydeposits, or DPS) provides online forms to dispute deductions for cleaning. Use these if you believe your landlord’s claim isn’t fair.

Challenging Unfair Clauses or Practices

• Application to the First-tier Tribunal (Property Chamber)
  If deposit scheme adjudication doesn’t resolve the issue, tenants can apply to the tribunal for a decision. Learn more and apply here. The forms and process are detailed on the official site. For example, you might use Form T601 ('Application relating to tenancy deposit protection') if deposit protection is not followed. Guidance and all forms are available at the UK government housing forms page.

If You Are a Lodger

Lodger agreements are often more flexible but must state what cleaning is expected. If the landlord lives in the home, they can set reasonable house rules but cannot charge arbitrary cleaning fees or retain unreasonable amounts from your deposit.

1. Are landlords allowed to require professional cleaning at checkout?
   No. English law does not allow landlords to make tenants pay for professional cleaning at the end of the tenancy unless the property was let to you in that state and you left it significantly dirtier than when you moved in. The focus is on returning the accommodation to a “reasonably clean” condition. See the official guidance.
2. Can I be evicted for not cleaning shared areas?
   Only if your tenancy agreement includes a clear obligation which you have seriously breached. Even then, eviction must follow the correct legal process. You cannot be lawfully evicted without notice and a court order if you have an assured shorthold tenancy. More on eviction process.
3. Who handles disputes about cleaning duties or charges?
   The government-approved tenancy deposit schemes first resolve disputes about cleaning deductions from your deposit. For broader contract or legal disputes, the First-tier Tribunal (Property Chamber) is the main body for England.
4. I think a cleaning clause in my agreement is unfair—what should I do?
   Collect evidence of the property’s condition, communicate with your landlord, and, if unresolved, raise a dispute with your tenancy deposit scheme or seek advice from local council housing services before escalating to a tribunal.
5. Are there government resources to help understand shared housing rights?
   Yes, the UK government provides an official HMO guide for tenants explaining rights and standards for shared accommodation.

Conclusion: Key Takeaways on Cleaning Clauses and Your Rights

• Reasonable cleaning duties are permitted, but clauses requiring professional cleaning regardless of property condition are usually not enforceable.
• Deposit deductions must be justified—always challenge unreasonable claims through your deposit scheme or the tribunal.
• You cannot be forced to clean or pay penalties beyond returning the property to the standard you received it in, minus fair wear and tear.

Understanding your cleaning obligations and where to seek help prevents disputes and protects your rights as a renter.

Need Help? Resources for Renters

• Official UK Housing Forms: Access all government-approved forms (including tribunal applications and dispute forms).
• First-tier Tribunal (Property Chamber): Handles tenancy and housing disputes in England.
• Shelter England: Cleaning and Damages After You Move Out: Practical advice on cleaning deductions (non-profit, official partner resource).
• GOV.UK: Privately Rented Housing: Government advice on private renting, including deposit protection and legal standards.

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1. See the Housing Act 2004 and Consumer Rights Act 2015.
2. Official rules on deposit disputes and cleaning.
3. Apply for dispute resolution with Deposit Schemes: TDS, mydeposits, DPS.
4. Lodgers rights: government guidance for lodgers.

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