What Can Landlords Deduct From Deposit for Cleaning UK?
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You can deduct for cleaning if the property is returned dirtier than at check-in, accounting for fair wear and tear. You need: a detailed inventory with photos from check-in, evidence of the condition at check-out, and receipts/quotes for cleaning. You cannot charge for professional cleaning if normal cleaning would suffice.
Deposit deductions for cleaning are one of the most common disputes between landlords and tenants. Here's how to handle them correctly.
When can I deduct for cleaning?
You can deduct for cleaning when the property is returned in a worse condition than at the start of the tenancy, beyond what's considered fair wear and tear.
The key principle is comparison. You're comparing the check-in condition to the check-out condition. If your inventory shows the property was professionally cleaned at the start and it's returned dirty, you can deduct. If the property was "tenant clean" at check-in, you cannot demand professional cleaning at check-out.
You cannot deduct for:
- Normal dust accumulation between cleaning
- Light marks that can be wiped away
- Any cleaning that improves on the check-in condition
What evidence do I need?
You need a detailed check-in inventory with dated photos, a check-out report showing the condition when the tenant left, and receipts or quotes for the cleaning required.
Essential evidence includes:
- Check-in inventory - Signed by tenant, with dated photos of every room
- Check-out report - Ideally by an independent clerk, with photos
- Comparison photos - Side-by-side images showing the difference
- Cleaning quotes/invoices - At least two quotes showing reasonable costs
- Communication records - Any correspondence about cleaning expectations
Without a proper inventory, deposit schemes will often rule in the tenant's favour. The burden of proof is on you as the landlord.
What is 'fair wear and tear'?
Fair wear and tear is the natural deterioration that occurs through normal daily use over time. You cannot charge tenants for this.
Examples of fair wear and tear:
- Faded curtains from sunlight
- Small scuffs on walls from furniture
- Worn carpet in high-traffic areas
- Minor marks around light switches
- Limescale in bathrooms from normal use
NOT fair wear and tear:
- Burns, stains, or cigarette damage
- Pet damage or odours
- Excessive grease buildup in kitchen
- Mould caused by tenant's failure to ventilate
- Broken fixtures or fittings
The longer the tenancy, the more wear and tear is expected. A 5-year tenant will naturally leave more wear than a 6-month tenant.
Can I require professional cleaning?
Only if the property was professionally cleaned at the start AND this was clearly stated in the tenancy agreement AND you have evidence (receipt/inventory notes).
Many landlords include "professional clean required at end of tenancy" clauses. However, these are only enforceable if:
- You provided a professionally cleaned property at the start
- You have the receipt proving professional cleaning was done
- The clause doesn't create an unfair contract term
If you simply require "clean condition" at check-in, you can only require "clean condition" at check-out - not professional cleaning. Deposit schemes consistently rule against landlords who demand professional cleaning without providing it themselves.
How much can I deduct?
You can only deduct the actual cost of restoring the property to its check-in condition, not the cost of improvement or betterment.
Important principles:
- No betterment - If carpets were 5 years old, you can't charge for new carpet replacement
- Proportionate costs - Deductions must match the actual cleaning needed
- Reasonable rates - Use average local cleaning costs, not premium services
- Itemised breakdown - Show exactly what each deduction covers
For example, if only the oven and bathroom need professional cleaning, you cannot deduct for a full house clean.
What if tenant disputes?
If the tenant disputes your deduction, the case goes to the deposit protection scheme's free dispute resolution service. They will review evidence from both parties and make a binding decision.
The dispute process typically works as follows:
- You propose deductions with evidence
- Tenant disputes (usually within 10 days)
- Deposit scheme requests evidence from both parties
- Independent adjudicator reviews and decides
- Decision is binding (usually within 28 days)
To strengthen your position, ensure all evidence is clear, dated, and directly comparable. Adjudicators see hundreds of cases and can quickly spot weak claims. See our guide to handling deposit disputes for detailed advice.
Common cleaning deductions
Here are typical costs that deposit schemes consider reasonable for common cleaning items.
| Cleaning Item | Typical Cost | Notes |
|---|---|---|
| Full property clean (1-2 bed) | £150-£250 | Only if whole property left dirty |
| Full property clean (3-4 bed) | £250-£400 | Larger properties cost more |
| Professional oven clean | £50-£80 | Common deduction item |
| Carpet cleaning (per room) | £25-£50 | Only for stains beyond wear |
| Bathroom deep clean | £40-£60 | For limescale, mould, grime |
| Kitchen deep clean | £60-£100 | Appliances, cupboards, surfaces |
| Window cleaning (internal) | £30-£60 | Rarely successful as sole claim |
| Garden clearance | £100-£300 | Only if significantly overgrown |
These are indicative costs. Always obtain local quotes as prices vary by region. London and the South East typically cost 20-30% more than other areas.
Frequently asked questions
Can I charge for carpet cleaning?
Only if the carpets are dirtier than at check-in beyond fair wear and tear. Normal foot traffic marks are wear and tear. Stains, pet damage, or excessive soiling can be deducted. You'll need photos comparing check-in and check-out condition. If carpets were already worn at check-in, you cannot charge for professional cleaning.
What about oven cleaning?
You can deduct for oven cleaning if the oven was clean at check-in and returned dirty beyond normal use. Light grease buildup is generally wear and tear; heavy burnt-on residue is not. Typical professional oven cleaning costs £50-£80. This is one of the most common and successful deduction claims.
Do I need to get quotes first?
Yes, you should obtain at least two quotes before making deductions. The deposit schemes expect landlords to demonstrate reasonable costs. If you've already had the work done, keep the invoice. If not, get quotes from local cleaning companies. Professional invoices or multiple quotes significantly strengthen your position if the tenant disputes.
Managing this yourself?
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LandlordOS tip
The single most important thing you can do is invest in a professional inventory at check-in. A detailed, photographed inventory with the tenant's signature is your strongest evidence for any deposit claim. Without it, you'll struggle to prove the property's condition changed. Read our complete deposit protection guide for more advice.