Can Landlords Charge for Cleaning in The UK?

At the end of every tenancy, landlords face the same question: what can they fairly and legally charge for? Cleaning is the most common and misunderstood cause of deposit disputes in the UK. Some landlords assume they can charge for anything that falls short of perfect. Others hold back from making legitimate claims because they are unsure what the law actually allows.

The law is clear, but the details matter. Landlords can recover cleaning costs when a tenant leaves the property in a worse condition than it was at the start of the tenancy. What landlords cannot do is charge for the natural deterioration that comes with someone living in a home.

In this guide, we discuss when cleaning charges are lawful, what they can include, how much is reasonable, and how to make sure your claim holds up if a tenant disputes it.

Can a Landlord Charge a Tenant for Cleaning?

Yes, a landlord can charge a tenant for cleaning, but with an important condition. You can only charge for cleaning where the property has been returned in a worse state than it was at the start of the tenancy. If the property was handed over in a reasonably clean condition, the tenant is expected to leave it in the same condition.

But, if the property was not professionally cleaned before the tenant moved in, you cannot expect a professional clean at move-out. Whatever you deduct needs to reflect a genuine, evidenced cost that is proportionate to the actual problem. 

The law backs this up. In England, the Tenant Fees Act 2019 prohibits landlords from charging tenants for any costs not tied to a real, incurred expense. In Scotland, similar protections have existed since the Rent (Scotland) Act 1984. It is also worth noting that under the Housing (Scotland) Act 2006, any issue that stems from a landlord’s failure to meet the Repairing Standard cannot be passed on to the tenant as a cleaning or repair charge.

What Counts as Fair Wear and Tear?

Fair wear and tear refers to the gradual, inevitable deterioration of a property through ordinary everyday use. It is not caused by negligence but is simply what happens to a home even when a tenant has been careful and responsible.

Distinguishing wear and tear from chargeable damage caused by the tenant is one of the most common sources of deposit disputes, so it is worth understanding clearly before raising any deduction.

Can Landlords Charge for Professional Cleaning?

Yes, landlords can charge tenants for professional cleaning if the property is left in worse condition than it was at the start of the tenancy.

However, you cannot force a tenant to pay for professional cleaning at the end of a tenancy. Under the Tenant Fees Act 2019, any blanket clause in a tenancy agreement that automatically requires tenants to arrange or pay for a professional clean is not enforceable in England. Landlords who attempt to enforce this could face a £5,000 fine.

That said, there is an important distinction worth knowing. Landlords can include a clause stating that the property must be returned cleaned to a professional standard. This means the tenant is expected to return the property to the same level of cleanliness as when they moved in.

Can Landlords Charge for Carpet Cleaning?

A landlord can only charge for carpet cleaning if there is clear evidence of staining, heavy soiling, or negligence that goes well beyond what is reasonable for the duration of the tenancy. For instance, if a tenant leaves large red wine spills, muddy footprints, or heavy pet odours in a carpet, a deduction for a professional deep carpet clean or hot-water extraction treatment is completely justifiable.

What you cannot do is claim carpet cleaning just because the carpet looks slightly older or less vibrant than it did a few years ago.

Furthermore, the principle of betterment applies here. If a carpet has a small stain that cannot be cleaned out, you cannot charge the tenant for a brand-new carpet across the entire house.

Can Landlords Charge for Garden Cleaning?

Yes, a landlord can legally charge for garden cleaning and outdoor maintenance, provided the tenant’s obligations were clearly outlined in the tenancy agreement and backed up by initial inventory evidence.

Most standard tenancy agreements include a clause requiring the tenant to maintain the garden to a reasonable standard, usually defined as keeping lawns mowed, borders free of excessive weeds, and pathways clear of accumulated rubbish.

However, seasonal changes must be taken into account. A landlord cannot expect a garden to look as lush or manicured throughout the season.

How Much Can a Landlord Charge For Cleaning in the UK?

There is no fixed legal amount for cleaning deductions in the UK. The amount a landlord can charge depends on three factors: the actual cost of the work, the evidence, and whether the deduction is proportionate to the property’s condition.

Deductions must reflect the actual cost of the work and nothing more. Deposit scheme adjudicators regularly reject inflated or unsupported charges, so it is always worth having a proper invoice to back up any claim. The betterment principle also applies across the UK, meaning you cannot use a tenant’s deposit to replace items with brand-new equivalents at the tenant’s full expense.

Deposit caps also place an upper limit on what can be recovered. In England, deposits are capped at five weeks’ rent. In Scotland, the cap is two months’ rent under the Tenancy Deposit Schemes (Scotland) Regulations 2011. Any deduction must fall within what is actually held in the deposit.

End-of-Tenancy Cleaning Costs in the UK

If the tenant has left the property in a worse state than when they moved in, the amount you can deduct depends on the size of the property, how bad the cleaning situation is, and what local professional cleaners actually charge for the work. Whatever you claim must be backed by a real invoice, not a figure you have put together yourself.

Below is a table to give you a sense of what reasonable end-of-tenancy cleaning costs look like across the UK:

The strongest deduction claims are those backed by a clear before-and-after comparison, supported by dated photographs and a professional invoice at a market rate. Claims based on estimates or unverifiable figures are far less likely to succeed.

How Can Landlords Prove Cleaning or Damage Claims?

If a tenant raises a complaint about a cleaning deduction, the strength of your claim will come down entirely to the evidence you have. Without a clear paper trail showing the property’s condition at move-in and move-out, even a legitimate deduction can be rejected. Here is what deposit scheme adjudicators expect to see:

• A signed check-in inventory: This is the single most important document you can hold. It establishes the baseline condition of the property before the tenant moves in, and without one, adjudicators have nothing to compare against. Independently compiled inventories carry the most weight.
• A check-out report: Completed at the end of the tenancy and compared directly against the check-in inventory, this document gives a clear item-by-item record of any changes in condition throughout the tenancy.
• Dated photographs or video walkthroughs: These should be taken at both move-in and move-out. Video footage is harder to dispute than photographs alone and gives adjudicators a much clearer picture of the property’s condition.
• Contractor invoices or receipts: Any cleaning or repair costs must be backed by a real invoice. Estimates and verbal quotes carry very little weight with adjudicators, so always ensure you have documented proof of what was spent.
• Records of written communication: Keep copies of any correspondence with the tenant about the property’s condition, concerns raised during the tenancy, and any steps taken to resolve them.
• Your tenancy agreement: The document should clearly state the tenant’s responsibility to maintain a specific standard of cleanliness and allow for deposit deductions if that standard is not met.

Can Tenants Dispute Cleaning Charges?

Yes. Tenants can challenge any deduction through their deposit scheme’s alternative dispute resolution service. An independent adjudicator reviews both sides and makes a binding decision.

The adjudicator is free for both parties and works as follows:

1. The landlord and tenant each submit their evidence and position.
2. An independent adjudicator reviews both sides.
3. A decision is made, usually within 28 days, based on the evidence provided.

Adjudicators are impartial. They will reject deductions that are unsupported by evidence, disproportionate to the actual damage, or that relate to fair wear and tear. Landlords who fail to document properly often face reductions or complete dismissals of their claims.

In Scotland, tenants can also apply directly to the First-tier Tribunal for Scotland (Housing and Property Chamber), particularly where a deposit was not protected correctly or prescribed information was not provided on time.

Does Landlord Insurance Cover Cleaning Costs?

No, Standard landlord insurance policies do not cover the cost of cleaning a property at the end of a tenancy. That is treated as a routine maintenance cost, recoverable through the deposit if the tenant is at fault.

However, landlord insurance typically does cover malicious damage. If a tenant deliberately or recklessly damages the property, such as spilling bleach on a sofa or burning a carpet with an iron, the cost of repairing or replacing those items would usually be covered under a landlord’s insurance policy. It is worth reviewing your policy carefully to understand what is and is not included.

7 Tips for Avoiding End-of-Tenancy Cleaning Disputes

Deposit disputes are time-consuming and stressful for both landlords and tenants. Clear processes and good communication can prevent most of these disputes. Here are 7 practical steps for avoiding end-of-tenancy cleaning disputes:

• Clean the property before the tenant moves in: This might sound obvious, but it is one of the most overlooked steps. If the property is clean and documented at the start, you have a clear, fair benchmark to refer back to at the end of the tenancy. Without it, any cleaning claim becomes much harder to justify.
• Be clear in the tenancy agreement: Do not leave cleaning expectations open to interpretation. Set out the tenant’s responsibilities clearly in the tenancy agreement from day one. In Scotland, make sure any clauses comply with the Private Residential Tenancy framework.
• Add specific clauses for pets or smokers: If you are allowing a pet or renting to a smoker, it is worth including a dedicated cleaning clause in the agreement. This makes the tenant’s responsibility explicit and gives adjudicators a clear reference point if a dispute comes up later.
• Give tenants a cleaning checklist: Sharing an end-of-tenancy cleaning checklist at the start of the tenancy removes any ambiguity about what is expected. Tenants are far more likely to meet the standard when they know exactly what it looks like.
• Check in during the tenancy: Mid-tenancy inspections are one of the best ways to catch problems before they become costly disputes. In England, you must provide at least 24 hours’ notice, while in Scotland, a 48-hour written notice is required. If you spot anything during a visit, follow it up in writing straight away.
• Move quickly at the end of the tenancy: Once the tenancy ends, raise any concerns with the tenant in writing as soon as possible. Give them the chance to put things right themselves before you bring in a professional cleaner. It saves time, money, and unnecessary conflict.
• Keep your expectations reasonable: Adjudicators are experienced at spotting inflated claims, and overclaiming is one of the quickest ways to lose credibility in a dispute. Stick to what you can evidence and what is proportionate to the actual problem.

👉👉👉 Read: Essential Tips for Managing Rental Properties: A Landlord’s Guide

Conclusion

Landlords can charge for cleaning and damage that goes beyond fair wear and tear. They cannot charge for ordinary deterioration from normal living. Evidence almost always determines whether a deduction holds up or gets rejected.

A signed inventory, dated photographs, and a proportionate, invoiced claim will carry you through adjudication. A vague claim that lacks documentation will not be successful. Ensure you get those basics right from the start of every tenancy, and the chances of disputes may decrease.

If you are a landlord in Dundee or the surrounding area and are unsure what you can legally deduct at the end of a tenancy, Westport Property can help. With over 13 years of experience in property management, we can guide you through the process and make sure your claim stands up.