Landlord Cleaning Charges: What Can You Be Asked to Pay?

Moving out of your rental home in England often means thinking about deposits, cleaning, and what you might be charged for. Many renters wonder: can a landlord charge for cleaning—and if so, what is fair? Knowing your rights and understanding the law can help avoid disputes when your tenancy ends.

When Can a Landlord Charge for Cleaning in England?

In England, your landlord can ask you to pay for cleaning only if the property is not left as clean as it was at the start of your tenancy. Any charges must be reasonable and supported by evidence, such as an inventory or check-in report.

• Landlords cannot require you to pay for "professional cleaning" unless necessary and specified in your tenancy agreement.
• You must return the property in the condition agreed at the start (allowing for "fair wear and tear").
• Any cleaning or repair charges must reflect the real costs involved.

If your property is reasonably clean and tidy, your landlord cannot deduct extra money just because they wish the cleaning had been done differently. Rules on cleaning charges are set by the Tenant Fees Act 2019¹ and tenancy deposit protections outlined in the Housing Act 2004².

What Is a "Fair Cleaning Charge"?

Fair cleaning charges are based on:

• The state of the property when you moved in (shown in the inventory/check-in report)
• The state at the end of your tenancy (check-out report)
• Whether issues are more than normal use or "fair wear and tear"

Your landlord must provide proof if they apply a deduction for cleaning. Without this, you can dispute the charge.

What Is "Fair Wear and Tear"?

This means natural decline in condition through normal use. For example:

• Worn carpets from walking (not heavy stains)
• Faded paintwork from sunlight (not scuffed or marked walls)

Landlords can’t charge you for these kinds of expected changes.

Deposit Deductions and Disputes

Most cleaning charges come out of your tenancy deposit—which must be protected in a government-approved scheme. At the end of your tenancy:

• Your landlord proposes deductions (including cleaning if they believe it’s justified)
• You can accept or challenge these deductions

If an agreement can’t be reached, you can use the free dispute resolution service provided by the deposit protection scheme.

How to Challenge an Unfair Cleaning Charge

If you feel a cleaning charge is unfair:

• Ask for the reason and any evidence (photos, reports)
• Compare the check-in and check-out inventories
• Write to your landlord explaining why you dispute the charge and provide your own evidence
• If necessary, contact your deposit protection scheme for free dispute resolution

Relevant Official Forms

• TDS Alternative Dispute Resolution (ADR) Form: If your deposit is protected with the Tenancy Deposit Scheme and you want to challenge deductions, submit an ADR application online. Example: If your landlord proposes £150 for "deep cleaning" that you dispute, you can request the TDS adjudicator look at the evidence.
• Deposit Return Request (DPS): Use your DPS online account to request or challenge deposit repayments. Example: If you disagree with deductions, you can reject them and start the resolution process through your account.

If you and your landlord agree, no forms are needed—just written confirmation by email or message. But for disputes, always use the deposit scheme’s official dispute process.

The Role of the Tribunal in England

While cleaning charges are usually settled through deposit schemes, you may take unresolved disputes to the First-tier Tribunal (Property Chamber)³, which manages residential tenancy cases in England.

Key Tenancy Legislation

• Tenant Fees Act 2019: bans most extra charges, limits cleaning costs to reasonable actual work
• Housing Act 2004: sets rules for deposit protection and dispute processes

1. Can my landlord charge for professional cleaning if it is not in my contract?
   Professional cleaning charges are only allowed if your tenancy agreement specifically requires it and if the property was professionally cleaned before you moved in. Otherwise, you only need to leave the property as clean as when you started.
2. What if I do my own cleaning, but the landlord still says it’s not enough?
   If you’ve thoroughly cleaned and can show the condition matches the inventory, you can dispute any charge your landlord tries to apply. Keep your own photos and cleaning receipts as evidence.
3. How long does my landlord have to claim for cleaning costs?
   Your landlord should suggest any deductions and return your deposit within 10 days of you both agreeing on the final amount after tenancy ends. If there is a dispute, it may take longer through the deposit scheme.
4. Can I refuse a cleaning charge and get my deposit back?
   Yes, you can dispute any deduction through your deposit protection scheme (DPS, TDS, or MyDeposits). The deposit will not be released until an agreement is reached or the dispute is resolved.
5. What evidence does a landlord need to justify a cleaning deduction?
   They must provide inventory/check-in and check-out reports, and ideally photos, to show the cleanliness difference between the start and end of the tenancy.

Need Help? Resources for Renters

• Government guide to tenancy deposit protection
• First-tier Tribunal (Property Chamber) for tenancy disputes
• Shelter England – advice on deposits, cleaning, and unfair charges
• Citizens Advice – deposit disputes and your rights

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1. Tenant Fees Act 2019
2. Housing Act 2004
3. First-tier Tribunal (Property Chamber) – England

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