End of Tenancy Cleaning and Your Deposit: The Complete Guide to Securing Your Money Back

Getting your deposit back where it belongs—in your pocket—isn't mission impossible if you stick to the plan. But do you know the plan—how to get your full deposit back before moving out? With 56% of disputes with landlords relating to cleaning, it's fair to assume that not all tenants know the ropes of securing their deposits. Take a thorough read of our guide—just as you'd want your cleaning to be. UK deposits typically range from £800 to £2,000—why wouldn't you want it all back? Our guide will cover everything from your rights to thorough cleaning techniques. Don't leave money on the table when you move out—start by reading our guide!

Mastering deposit protection: what you need to know

The ABC on Deposit Protection Schemes

Deposit Protection Schemes protect tenants’ deposits, ensuring proper return—if there are no legitimate claims. Here’s why they matter:

• They secure tenants’ deposits and prevent landlords from wrongfully deducting funds.
• In case of disagreements, they ensure a fair process for resolution.
• Tenants and landlords have clear documentation of the deposit’s status.
• Landlords are required, by law, to use one of the three government-approved schemes.
• The schemes minimise the risk of unfair deductions.

Government-Approved Schemes:

Tenancy Deposit Scheme (TDS)

• Offers both insured and custodial deposit protection.
• Ensures free dispute resolution service for deposit disputes
• Many landlords and letting agents across the UK use it.

Deposit Protection Service (DPS)

• offers a free custodial option.
• Securely holds deposit until the end of the lease.
• Ensures a simple online dispute resolution process.

MyDeposits

• With this, landlords hold the deposit.
• Provides legal support in the event of disputes.
• It’s popular among private landlords and letting agents.

How do schemes work?

• They securely hold the deposits in government-approved accounts (custodial schemes) or require landlords to insure them (insured schemes).
• They minimise the risk of unfair deductions as they provide guidelines on what landlords can and cannot charge for.
• They ensure free dispute resolution—an independent adjudicator examines the evidence and decides on fair deductions.
• They ensure timely deposit refunds—landlords have deadlines to repay the tenants.
• They protect tenants against unfair practices and ensure a transparent process for deposit refunds.

What are the steps of a deposit resolution?

The process typically takes 10-28 days, ensuring a fair resolution without involving the court:

1. If a tenant doesn’t approve a deduction, they can raise a dispute with the deposit scheme.
2. The landlord must submit evidence of improper cleaning, such as inventory reports and receipts for cleaning services.
3. A neutral adjudicator examines the evidence from both sides.
4. The adjudicator makes a binding decision, and the deposit is refunded accordingly.

The Tenant Fees Act 2019—What Are the Key Points?

The Tenant Fees Act 2019 came into effect on 1 June 2019 in England, aiming to protect tenants against unfair charges. It prohibits letting fees and caps tenancy deposits at five weeks' rent for properties with annual rent under £50,000. The Act prevents landlords and letting agents from charging for services such as referencing, inventories and check-out fees. It also restricts mandatory professional cleaning clauses, ensuring tenants cannot be obligated to pay for specific services. Refunds for prohibited charges must be issued within 28 days, and penalties apply for non-compliance.

Key implications for end-of-tenancy cleaning

Ban on mandatory cleaning clauses

The Tenant Fees Act 2019 bans landlords from enforcing mandatory professional cleaning clauses in tenancy agreements. Tenants cannot be forced to pay for professional cleaning at the end of the lease.

Can and cannot for landlords:

• Landlords can request that tenants return the property in a presentable condition, as stated in the inventory report.
• Landlords cannot require professional cleaning unless the property was professionally cleaned before the lease and agreed upon.
• Landlords cannot ask tenants to pay for cleaning services.  

Fair Wear and Tear vs. Cleaning:

• Wear and tear (e.g., faded carpets, minor scuffs) cannot be deducted from deposits.
• Excessive dirt, stains, or neglect may cause deposit deductions.

How the Act protects the tenants

The Tenant Fees Act 2019 protects the tenants in several ways

• Minimizes the risk of wrongful charges for professional cleaning
• Requires proof for any cleaning-related deductions
• Ensures fairness by distinguishing between wear and tear (which cannot be deducted) and actual dirt and damage.

Tenants’ rights under the Act

• there should be no mandatory professional cleaning fees – landlords can’t force you into hiring professional cleaners
• there should be no charge for fair wear and tear
• deposit deductions must be justified with evidence such as reports and photos
• tenants can use the dispute resolution scheme for unfair deductions.

Know your tenants’ rights to avoid unnecessary spending and protect your full deposit refunds.

What are the best practices to document the property’s condition?

Documenting the property’s condition before your lease starts will minimise the risk of disputes, ensure fairness, and provide precise proof for both you as a tenant and your landlord. Here’s what you and when you should do it:

Move-in inventory checks

Document the property’s condition:

• check out the inventory report from your landlord or letting agent
• run a thorough walkthrough of the property before moving in
• Check for stains, damage, or wear on floors, walls, and appliances.  

Use dated photos and notes:

• Take clear, time-stamped photos of every room, focusing on specific areas of concern.  r
• If there are pre-existing problems, make detailed notes about them.
• Send a copy to your landlord and ask them to sign it

Mid-tenancy documentation

Here’s how to track your rental’s condition throughout the tenancy:

• now and then, check out the place to spot any maintenance problems early
• Always take dated photos of the main areas, especially those with high wear and tear.
• Collect copies of repair requests and your landlord’s responses
• Right down on a calendar deep cleaning tasks (carpets, appliances) to prove upkeep
• Save any emails or messages about the property

Continuous documentation reduces the risk of disputes and demonstrates that you take adequate care of the place.

Move-out documentation

• Make sure all rooms, appliances, and fixtures meet the required cleanliness expectations
• Take dated images of the main areas to show the property’s condition
• Ask your landlord to sign a statement to confirm the property’s state
• Collect all invoices for professional services
• Store the documentation in case of disputes

The proper documentation will support your case and minimise the risk of wrongful deposit deductions.

Tips to keep everything in order

With all those receipts, photos, and documents, it’s challenging to keep everything organised and tidy. Here are some tips to avoid misplacing something important:

• Keep all documents in one place (physical or digital) for effortless access
• Label by date and type all files(e.g., "Move-in Inventory" or "Cleaning Receipt").
• Use before- and after photos labels and make distinct folders
• Store emails, texts, and letters with your landlord/letting agent
• Nothing gets lost in the cloud—save a copy in cloud storage!

Having a well-organized system makes it easy to use and speeds up resolution in cases of cleaning-related disputes.

Utilise digital tools and apps

Nowadays, we have apps for everything, including for tracking your end-of-tenancy:

Inventory apps

You can use “Roomscan” or “Sortly” to document property conditions and store images.

Cloud storage

You may save photos, invoices, and documents in Cloud services like Dropbox or Google Drive.

Task management tools

Todoist and similar apps will help you to track cleaning tasks and deadlines.

Digital signatures

You may use e-signature apps to confirm the property state at the move-out inspection.

Photo-editing apps

For clear documentation, you can use photo editing apps to improve and organise your before-and-after photos.

Professional vs. DIY Cleaning: Which One Secures Your Deposit?

The best way to compare professional with DIY cleaning is by examining the costs vs benefits for each:

Professional cleaning

Typically, you pay £170–£300 for professional cleaning, which ensures excellent results and boosts your chances of a deposit refund.

DIY cleaning

DIY cleaning seems cheaper upfront, as you only buy supplies (20–£50), and you spend time 8-48 hours, based on the rental’s condition and size. There is a significant risk that you may overlook important areas, which landlords typically assess nine times out of ten. DIY cleaning will often result in deposit deductions (£300+) – more than professional cleaning services.

Let’s not forget the duration aspect. While professionals will clean a property in 2-6 hours, a DIY cleaning can last double the time and effort.

When should you hire professional cleaners?

Professional cleaning services make perfect sense in some cases:

• At the end of the lease, the tenants leave the property in pristine condition, meeting the landlords’ standards, which increases the chances of a full deposit return.
• When you don’t have the time for deep, comprehensive cleaning—the pros clean the place in a fraction of the time!
• For specialised tasks--Ovens, carpets, and windows require specialised equipment and products for deep cleaning
• If the deposit is high, hiring the pros is a small investment to make sure you get the deposit back in full.
• When there are previous problems (the property is in poor condition when you move in ), professionals will bring the property to its best version.

When is DIY cleaning a good choice?

DIY cleaning is a good choice if:

• The property is already well-kept, and there are no problematic stains, grime, or limescale buildup
• You have the proper tools and skills—you have access to strong limescale removers, degreasers, carpet cleaners, and microfiber cloths
• Your deposit risk is low because your landlord is reasonable, and your check-in documentation is clear
• You have time on your hands—deep cleaning tasks can take hours or even days to complete.
• Your landlord approves your DIY cleaning and doesn’t require invoices from professional cleaners.

The Ultimate End-of-Tenancy Cleaning Checklist

All things considered, if your mind is set on going the DIY path, you might want to follow all the tips from professional cleaners.

Room-by-room requirements

If you want to do all the cleaning, use this comprehensive list of tasks and areas to cover—it will help you avoid deposit deductions:

• Kitchen: Clean all surfaces, countertops, cabinets, and appliances (including oven, fridge, and microwave). Remove all grease stains and grime.
• Bathroom: Scrub sinks, showers, bathtubs, and toilets and clean mirrors, tiles, and grout. Disinfect high-touch areas, such as taps and handles.
• Floors: Vacuum carpets, mop hard floors and clean baseboards.
• Windows & Sills: Wash windows inside and out and wipe down sills and tracks.
• Living Areas: Dust all surfaces, wipe baseboards, and vacuum carpets or clean hard floors.
• Bedrooms: Clean under furniture, dust shelves, wipe down wardrobes and windowsills. Vacuum carpets.
• Hallways and stairs: Sweep or vacuum the floors, dust the railings, and clean the light switches and door handles. Remove all cobwebs.
• Final Touch: Empty all bins, touch up any missed spots, and ensure all surfaces are spotless.

Click here for our complete room-by-room end of tenancy cleaning checklist.

Missed areas can result in the loss of your deposit.

Most tenants miss cleaning the following areas, but they’re the ones that landlords thoroughly examine:

• Ovens & Kitchen Appliances—focus on removing grease build-up and food residue
• Skirting boards—clean dust and grime in corners and along walls.
• Window tracks & sills—they collect a lot of dirt, so don’t skip them when cleaning
• Behind appliances—people often miss unseen areas behind the fridge, oven, or washing machine –make sure that you don’t!
• Grout & bathroom tiles—eliminate limescale and soap scum build-up
• Carpets & floors—embedded dirt, stains, and dirt can affect the final inspection
• Doors and handles—fingerprints and grime tend to collect, especially on high-touch areas.
• Light fixtures & ceiling fans—remember to clean fixtures and ceiling fans; landlords often overlook these details.

Some tips for cleaning key areas

Unless you hire the pros, the following cleaning tips will come in handy when preparing for the final inspection:

• Ovens—make a baking soda and water paste to remove difficult stains. Let it sit, and scrub it afterwards.
• Skirting boards—use a damp microfiber cloth and a mild cleaner to remove dust and grime.
• Windows & sills—for a streak-free shine, use vinegar and water solution. Wipe with a lint-free cloth.
• Grout—Remove the stubborn stains by scrubbing with a toothbrush and a mixture of baking soda and water.
• Carpets — Use a vacuum with a HEPA filter and adequate cleaners to remove stains.

Good planning is the key!

Make a cleaning schedule to stay organised and not skip any cleaning tasks:

Two weeks before moving out

Begin by removing personal belongings and sorting through items that require thorough cleaning.

One week before

Begin by deep cleaning large areas, such as the kitchen, bathroom, and floors.

Three days before

Focus on smaller areas, such as window sills, skirting boards, or under furniture.

Day before move-out

Clean carpets, touch up any left areas and run a final walkthrough

On move-out day

Conduct a last-minute check and complete any remaining cleaning tasks.

So, you hire the pros—how do you choose the right ones?

As with everything in life, not all things are equal, and the same applies to professional cleaning services.

What to Look for in Cleaning Services?

When you’re looking for professional cleaners, check out these aspects:

• Look for a company with experience in end-of-tenancy cleaning
• Make sure the pros cover all crucial areas (ovens, carpets, and windows)
• Read the reviews and check out former customers’ reviews
• Pick a service with a re-clean policy
• Make sure that the professionals use commercial-grade equipment and follow industry standards
• Check for hidden fees—you want transparency from the company.

 Asking the right questions

Before you hire a company, make sure it’s the right one by asking them the following:

• What services are included in the price?

The price should cover all areas, including windows, ovens, and carpets, as well as equipment and supplies.

• Is there a satisfaction guarantee?

For instance, Buzz Cleaners offers a 7-day satisfaction guarantee—we will return for free re-cleaning if our work isn’t satisfactory. Always choose pros who offer a satisfaction guarantee.

• What kind of professional training do the cleaners have? Are they insured?

We provide our in-house cleaners with professional training, and our staff is fully insured. It gives our clients peace of mind knowing that knowledgeable and insured technicians manage the cleaning.

• What kind of equipment do they use?

You want professionals who use the industry’s newest tools and commercial-grade products—we, our pros, do!

• Can they provide references or reviews?

The company should be open and willing to provide you with testimonials and reviews from previous customers.

• How long will the cleaning take?

Experienced professionals work efficiently and know how much time they need to clean a place. You want a time estimate so that you can book the service accordingly.

Did you notice any red flags?

Some signs will warn you that you risk getting a subpar service:

• The company isn’t transparent about the prices nor gives a written estimate
• There is no insurance or certification
• The reviews are rather pessimistic, or there are no references from past customers
• The company makes overpromising results
• The behaviour isn’t professional, the communication is poor and late, and the service offerings aren’t clear.

Read the guarantees and re-clean policies.

Reliable companies, such as Buzz Cleaners, will offer explicit guarantees and re-clean policies. We, for instance, offer a 7-day satisfaction guarantee and free re-cleans in case of unsatisfactory results. Also, dependable companies offer a guarantee that aligns with deposit refund expectations. We’ll provide you with all the details about our guarantees when you call us.

Get the receipts and documentation.

Always ask for an invoice and documentation from the cleaning company. It serves as proof of professional work to the highest standards. In case of cleaning-related disputes, invoices will support your case. Additionally, if cleaning expenses are part of your moving costs, the receipts are helpful. See that receipts include details about the services and their costs.

Did the cleaning cause a dispute over the deposit?

If your landlord deducts money from your deposit for cleaning, start by reviewing the final inspection report and comparing it with the original inventory. Request photo evidence of the alleged issues and provide your documentation, including before-and-after photos and cleaning invoices. See if the landlord is willing to resolve the problem and, if not, consider turning to the deposit protection scheme.

Always remain calm, professional, and organised in case of a dispute—your focus should be on getting your full deposit back!

How will the dispute process take place?

If you disapprove of the cleaning-related deposit deductions, follow these steps:

1. Take a look at the inventory report

Compare the move-in property condition report with the move-out one, noting all differences.

• Collect evidence

Include the before-and-after photos of the areas mentioned in the disputes (e.g., ovens, window tracks).

• Keep an open communication with your landlord

Contact your landlord or letting agent to understand the deductions better. Provide proof and maintain a polite tone.

• Examine the Tenancy Deposit Schemes

If you cannot agree with your landlord, refer to the TDS and check out their guidelines on initiating a dispute.

• Initiate the dispute resolution

Submit the proof to the scheme and wait for them to arrange an impartial adjudicator—they will examine the dispute.

• Await the decision

The adjudicator will examine both sides before making a fair, final decision. You will get your deposit if the decision is in your favour.

Maximise the value of your documentation.

Collecting your documentation isn’t enough and make sure you make the most of it:

• Organize your evidence

Group your photos, inventory reports, and communications by date—ensure that they are all clear.

• Provide clear comparison

To highlight improvements or differences, coordinate before-and-after photos of the issue areas.

• Use the inventory and final inspection reports

Highlight the areas in the move-in inventory and compare them to the state at the time of move-out.

• Keep a professional, respectful tone

Remain polite, objective, and professional when you submit your proof to the landlord or adjudicator.

Check out these negotiation strategies.

When you find yourself in a difficult situation due to the cleaning, you want the negotiation to proceed as smoothly as possible. Here are some suggestions:

Remain calm and professional

Always use a calm, professional tone and avoid confrontation—you catch more flies with honey than with vinegar, remember?

Present your evidence

Share your documentation, including photos, inspection notes, and inventory reports, to support your case, highlighting the improved move-out condition (assuming it’s better than at move-in).

Walk in your landlord’s shoes.

Understand your landlord’s perspective and be open to finding a compromise, if applicable.

Get ready to negotiate.

When the deductions are significant, find the middle ground. For instance, you could cover minor fixes.

Remember your rights!

Remember the tenant protection laws and the Tenant Fees Act 2019—your rights should be taken into account during negotiations.

How do most cleaning disputes end?

Adjudicators base their decisions on the provided evidence, photos, inventories, and cleaning invoices; they make a fair decision, which may be:

• Full deposit return—when the property is left impeccable
• Partial deductions—for minor cleaning problems or missed areas
• Full deduction—when the property is left in poor condition or requires thorough cleaning and restoration.

Adjudicators base their decisions on the evidence provided, including photos, inventories, and cleaning receipts, ensuring fairness and adherence to tenancy agreements.

Apart from cleaning, what else can cause deposit deductions?

Cleaning is the most common cause of deposit deductions, but other aspects can cause it too:

Property damage and repairs

Before you move out, thoroughly inspect the property and check for any damage that exceeds normal wear and tear. If you encounter any issues, please notify your landlord or letting agent in writing immediately, providing all relevant details. If the issues are minor, you may be able to resolve them on your own. Remember that repair costs for damages incurred during your tenancy may be deducted from your deposit. If you disagree with your landlord's assessment, present supporting evidence such as photographs, invoices or repair estimates. This will help minimise deposit deductions and demonstrate responsible property management.

Unpaid rent

Don’t be surprised by a deposit deduction if you haven’t paid the rent. Landlords will deduct arrears from your deposit before returning it. Pay your rent and present payment invoices if you have deposit deductions because of it.

Utility bills and final payments

Ensure that you have covered all utility bills and final payments. On the day of move-out, take final meter readings for electricity, gas, and water and submit them to the utility providers. Avoid deductions by covering all outstanding bills and get written confirmation or invoices for settled bills. Provide your landlord with your forwarding address so that the final bills or refunds can be sent to you.

Make sure you return everything.

Return all sets of keys, fobs, and garage openers to your landlord (if applicable) and keep a copy of the key handover receipt. Additionally, please return any parking permits, remote controls, or communal access cards. Please provide your landlord or letting agent with your forwarding address so they can send you the final bills, any remaining mail, and deposit refunds. Ideally, have a written acknowledgement from your landlord that you have returned everything and the property is pristine.

Tenants do get their deposits in full—real-life stories

Many tenants get their deposits back in full—it’s not impossible, you know 😊

Emma and her triumph

Emma didn’t think twice and hired professionals for cleaning, especially for deep cleaning the oven and removing limescale. Thanks to the detailed inventory and photos, she received back the entire deposit of £ 1,000.

Tom has prepared in-detail

Tom has documented the property condition in detail when moving in and during the tenancy. Before moving out, he hired professionals for carpet and window cleaning, which secured his full £800 deposit.

Maggie’s win

Maggie had experienced a deposit deduction for the oven. Since she had photos and cleaning receipts, she proved that the deduction was wrongful and got her £600 deposit back.

Learn from other people’s mistakes.

There are several do’s and don’ts when it comes to securing your deposit refund. Here’s what you shouldn’t do if you want to get the whole deposit back:

• Skip inventory checks

Many tenants skip documenting the property condition when moving in. Always take detailed photos of the place and note any existing damage.

• Underestimate the efficiency of professional cleaning services

DIY cleaning often overlooks important areas, such as skirting boards or ovens. Professionals are meticulous and have the right tools to leave all seen and unseen areas impeccably clean.

• Not getting the receipts

Not asking for receipts or proof of cleaning is one of the biggest mistakes you could make!

• Delaying the move-out cleaning

Waiting until the last minute can cause a rush, poor cleaning, and missed areas. Book early or plan enough time for a thorough, detailed cleaning.

How did other tenants avoid disputes over cleaning?

Tenants who navigated cleaning disputes swear by the following strategies:

Collected detailed documentation

Many successful tenants highlighted the value of detailed documentation. Clear, dated photos taken at move-in and move-out, along with notes on pre-existing damage and other evidence, are crucial in the event of deposit deductions.

Hired the pros

Tenants who hired professional cleaners had a higher success rate in securing their deposits. Pros use commercial-grade equipment and leave the property as clean as landlords expect.

Have an open communication with their landlords

Maintaining open and transparent communication with the landlord throughout the lease and the cleaning process minimises the risk of disputes. Address the cleanliness expectations to avoid unpleasant surprises at the end of the lease.

Act now!

Schedule cleaning and move out early to ensure everything is in order. The move-out process and final inspection will go smoother for everyone!

Securing your deposit in a nutshell!

To secure your entire deposit, plan and start cleaning early to avoid last-minute pressure. Professional cleaners will meet your landlord’s standards, and you should always document the property’s condition with clear, dated photos before and after cleaning. Maintain open communication with your landlords and schedule the final inspection to address any issues. A smooth, stress-free handover, ending with a full deposit refund, is something you and your landlord want!

Here's a final checklist to remember:

• Conduct a room-by-room inspection
• Take before-and-after photos
• Collect the receipts for professional cleaning
• Settle any rent or utility bills
• Return keys and provide the landlord with your forwarding address
• Make sure your landlord is satisfied with the property’s condition

Resources and additional help

Tenant advice organisations will help you navigate in case of deposit-related problems and disputes:

• Citizens Advice Bureau — offers free, confidential advice on your rental rights.
• Shelter—offers expert support on housing laws and dispute resolution regarding deposits.
• The Tenants’ Union—helps you handle rental agreements and resolve issues.

Government resources

Tenancy agreements can be complex, and tenants should utilise all available help, especially in the event of disputes. These official resources ensure tenants are informed and protected throughout their rental:

• Gov.UK—can guide you on deposit protection schemes and tenant laws.
• The Deposit Protection Service (DPS)--provides information on deposit management and dispute resolution.
• Tenancy Deposit Scheme (TDS)—ensures details on deposit protection and resolution processes are provided.

Choose wisely your cleaning company!

Choose a cleaning company with transparent pricing, positive reviews, and extensive experience in end-of-tenancy cleaning, ensuring a pleasant, stress-free handover and final inspection.

FAQ

What happens if the cleaning results aren't satisfactory?

If the results aren't satisfactory, you risk deposit deductions, or your landlord may require you to re-clean the property.

Does professional equipment remove pet stains and odours?

Yes, professional equipment such as HEPA vacuums and steam cleaners can remove pet stains and odours that standard household tools typically miss.

Should I prepare anything in advance for professional cleaning?

Yes, you should remove your belongings, declutter the property and ensure easy access to all surfaces—this will facilitate the cleaning process.

How long does professional cleaning take?

 The duration depends on the property's size and condition, with most cleanings taking between 2 and 6 hours. DIY cleaning typically takes twice as long, if not longer.

Can I dispute deposit deductions caused by improper cleaning?

Yes, you can. Present your documentation (photos, cleaning invoices) to your tenancy deposit scheme.

RESOURCES

• https://england.shelter.org.uk/housing_advice/tenancy_deposits/what_can_your_landlord_deduct_from_your_deposit
• https://evo-pm.com/insights/end-of-tenancy-cleaning-laws-uk-a-guide-for-housing-associations/
• https://thebla.co.uk/end-of-tenancy-clean-deposit-guide-for-2021/
• https://www.nrla.org.uk/news/5-cleaning-tips-for-landlords-to-avoid-tenancy-deposit-disputes
• https://www.mydeposits.co.uk/content-hub/deposit-dispute-case-general-cleaning
• https://www.cityletsyork.co.uk/hello-world/
• https://www.tenancydepositscheme.com/wp-content/uploads/2017/06/A-guide-to-deposits-disputes-and-damages.pdf
• https://www.landlordzone.co.uk/news/cleaning-still-biggest-cause-deposit-disputes