End of Tenancy Cleaning Laws in Reading: What Tenants Need to Know in 2025

Did you know that cleaning problems cause 88% of tenancy deposit disputes? In Reading's competitive market, where demand and expectations are high, tenants may lose part of their deposits due to vague cleaning standards. You must know your rights and prepare efficiently to protect your deposit better. As landlords tighten their standards and inspections become more rigorous, understanding the legal aspects of end-of-tenancy cleaning is more important than ever. From cleaning pitfalls to legal protections, our following guide will help you become a contented tenant with your deposit fully returned in Reading in 2025.

Your legal rights as a tenant

The Tenant Fees Act 2019

The Tenant Fees Act 2019 bans landlords and letting agents from requiring tenants to pay for professional cleaning unless the tenant does not return the property in a “reasonable state of cleanliness”.

The Act protects you in several ways:

• There are no automatic fees—landlords cannot include clauses that force you to pay for professional cleaning, no matter the property’s condition
• Only actual breaches matter—if you leave the property in a dirty or unacceptable state, the landlord must prove it with evidence, and charges must be reasonable and proportionate.
• You can clean the property if you leave it in the same state at move-in.
• Landlords are forbidden to charge you upfront for cleaning services

Briefly put, the Tenant Fees Act 2019 ensures that tenants cover cleaning costs only where there is a valid reason and proof of it.

The Tenant Fees Act 2019—your first line of defence

The Act legally shifts the balance of power to you, the tenant, and makes it clear and unenforceable: you cannot be required to pay for cleaning unless you’ve truly breached your responsibilities. This protects you from wrongful deductions—the landlords must provide evidence to justify any deduction.

Sneaky contract terms cannot exist with the Act—clauses demanding professional cleaning are illegal. You cannot be forced to hire professional cleaners. If your landlord deducts unfairly from your deposit, the Act supports and reinforces your case through the Deposit Protection Scheme. The landlord must prove why the deduction is necessary, and not you to show your innocence.

The Act applies universally—whether you rented a Victorian terrace in Caversham or a studio flat in East Reading, you benefit from the same baseline of rights.

What are your cleaning responsibilities at the end of the lease?

The law requires reasonable cleanliness, so you must leave the property in the same clean condition as when you checked in, except for everyday wear and tear. Legally, you are expected to:

• Clean to the original standard—use the check-in inventory as a reference point. For instance, if the property was immaculate when you moved in, you should leave it in the same condition when you vacate.
• Address all areas—key areas (kitchen and kitchen appliances, bathroom, floors, windows, and furniture) should be thoroughly cleaned. Limescale, grime, and stains cause deductions.
• Remove rubbish and personal belongings
• Manage strong odours and pet smells
• No damage during cleaning

You are legally required to return the rental in a reasonably clean, tidy, and clear condition, as it was when you moved in.

“Reasonably clean” vs. excessive demands

“Reasonably clean” is vital in end-of-tenancy cleaning, setting the standard for you to meet without giving your landlord reason to deduct from your deposit.

Here’s what is defined as “reasonably clean”:

• No dirt and dust on floors, countertops, shelves, and window sills
• Appliances (especially ovens, fridges, and microwaves) cleaned inside and out—it doesn’t mean “as-new” showroom condition.
• Sanitised bathroom and removal of limescale, grime, and mould from taps, tiles, and toilets
• Vacuumed carpets—if they were professionally cleaned at move-in, they should also be professionally cleaned when vacating
• No strong odours and leftover rubbish

Here’s what’s seen as excessive demands:

• Requiring professional cleaning even if you’ve left the property in the same condition as move-in
• Expecting a higher level of cleanliness than at check-in
• Charging for minor wear and tear (slightly worn flooring, faded paint)
• Asking for specialist cleaning for windows and curtains without evidence that they were in better condition at move-in.

Common illegal deductions

Landlords in Reading—and across England—are not legally allowed to make deductions for:

Professional cleaning without justification

You cannot be forced to pay for professional cleaning unless the landlord proves that you’ve left the property in a worse condition than when you moved in. The landlord must present undeniable evidence, such as a detailed check-out report with photos. According to the Tenant Fees Act 2019, blanket clauses requiring professional cleaning, irrespective of the property’s condition, are unenforceable.

For fair wear and tear

Here are some examples of normal deterioration occurring over time:

• Light carpet wear from foot traffic
• Slight paint fading from sunlight
• Small nail holes from hanging pictures
• General ageing of appliances or fixtures

The landlord must bear these as they’re part of the natural lifespan of a place.

Unsubstantiated damage or cleaning claims

Landlords must present evidence to sustain any deductions. They should be able to present:

• A check-in and check-out inventory comparison
• Dated photographs
• Professional cleaning or repair quotes

Any deduction will be unlawful or unenforceable if they cannot present evidence.

Items you didn’t damage or use

You cannot be charged for:

• Missing items that were never listed in the inventory
• Damage caused by previous tenants or the landlord’s contractors
• Maintenance problems that the landlord didn’t handle during your tenancy  

Pre-tenancy defects

You’re not responsible for cleaning or fixing problems that were present when you moved in. If you found the property to be dusty, stained, or poorly maintained, you don’t have to leave it immaculate and perfectly maintained.

How to challenge wrongful cleaning charges

1. Ask for a full breakdown of deductions

Ask your landlord or letting agent for a written list of the cleaning charges. They should explain in detail why they considered the property uncleaned and support their claim with evidence such as timestamped photos, invoices for professional cleaning, and check-in and check-out inventories.

• Compare against the inventory and your evidence

Take a look at the check-in inventory report to assess the property’s original cleanliness. Use your check-out photos, videos, and receipts from professional cleaners (if applicable).

• Write a formal response to dispute the deduction

Send a polite, yet firm email or letter about how you disapprove of the deduction. Mention that you’ve left the property clean and that the landlord’s evidence doesn’t justify the deduction. Support your position by attaching your photos and documents.

• Reach out to Your Deposit Protection Scheme (DPS, MyDeposits, or TDS)

All tenancy deposits in England, including Reading, must be protected in a government-backed Deposit Protection Scheme. When the landlord doesn’t return the whole deposit or unfairly deducts from it, you can file a dispute with your scheme online for free. The scheme will analyse evidence from both sides and make a decision. Typically, schemes side with tenants; landlords’ evidence is commonly weak, and demands are excessive.

• Use local resources if needed

If you need free legal guidance, contact Citizens Advice Reading and the Reading Borough Council’s Tenancy Relations Service if your landlord is illegally acting or harassing you.

Local cleaning provocations in Reading

Hard water in Berkshire

Reading is one of the UK’s hardest water areas, and the region’s natural water supply is rich in calcium and magnesium, which causes hard water. Once it dries or evaporates, hard water leaves behind limescale—a chalky residue on surfaces and appliances. As a tenant, you should know about the cleaning provocations hard water brings:

Limescale buildup

You see it on taps, showerheads, kettles, toilets, and tiles; regular cleaning doesn’t eliminate them. Fixtures will look neglected or unclean.

Streaky surfaces

Hard water spots and streaks on glass, such as windows and shower screens, will be perceived as poor cleaning.

Appliance efficiency

Limescale accumulates inside washing machines, dishwashers, and kettles, affecting their performance and making appliances unsightly. Landlords will misunderstand it as damage or insufficient upkeep.

Bathroom & kitchen problematic areas

Staining and scum will appear rapidly on showers, sinks, and toilets in areas with hard water.

Grout discoloration and soap scum

In areas with improper ventilation and hard water, grout will discolour quickly, and soap scum will form more rapidly. Even if the bathroom is well-kept, it will still look grimy.

How to prevent limescale

Protect your deposit and handle limescale from early on:

• Use white vinegar or a limescale remover to regularly clean taps, tiles, and showerheads.
• Once a month, soak showerheads and kettle elements in vinegar or citric acid to prevent mineral buildup
• If your landlord approves, install tap or shower filters to reduce buildup and ease out the cleaning
• Dry surfaces right after each use
• Every week, wipe down sinks and fixtures
• Descale appliances every 4-6 weeks

Cleaning period properties and Victorian terraces

Period properties present unique cleaning provocations:

Age-related wear vs. cleanliness

Period homes naturally display signs of wear such as faded paintwork, scuffed floorboards, discoloured fixtures, or stained grout. They’re not cleaning failures; some landlords misinterpret wear and tear with dirt.

Outdated materials and finishes

When cleaning a period property, you must handle single-glazed sash windows, which are prone to mould and condensation, as well as porous or cracked tiles that retain grime. Additionally, you should be mindful of non-sealed wooden floors that stain easily. Even if you thoroughly clean them, they might still not look immaculate.

Embedded dust and poor insulation

Many Victorian homes lack efficient insulation and ventilation, resulting in dust accumulation in radiators, skirting boards, cornices, and damp spots, as well as the growth of mildew, particularly in bathrooms and other areas with high moisture levels.

Legal aspects you should know

You’re not responsible for structural and age-related defects

You’re not liable for draughty windows, loose plaster, cracks, or damp caused by improper ventilation.

Fair wear and tear still applies.

According to the deposit protection rules, your landlord cannot deduct for: faded flooring, worn paint on high-traffic walls, or minor cracks or marks in kitchens and bathrooms.

Cleaning expectations have to be reasonable.

For period homes, cleanliness is assessed relative to the condition at the time of move-in, not some imagined modern standard.

Tips for cleaning period properties

• Use soft brushes and non-abrasive cleaners
• Handle mildew with mould-specific cleaners and regular ventilation
• Take before-and-after photos of difficult-to-clean features
• Document damage or wear at move-in

Balancing preservation with cleanliness

Whether you clean a Victorian terrace or an Edwardian flat in Reading, you should combine cleaning with respecting the property’s integrity. Period homes have delicate materials, antique fixtures, and architectural challenges that require a gentle approach.

Clean doesn’t mean stripped back.

You should leave the property reasonably clean, so excessive scrubbing will not damage the surfaces. For instance, you shouldn’t use harsh chemicals on original floorboards as they will stain or warp them. Bleach and abrasive pads can permanently damage Victorian tiles and fireplaces, while aggressive cleaning can chip paint and dislodge delicate woodwork, sash windows, and decorative mouldings.

Preservation also matters legally.

You should keep the place clean, but you’re not responsible for altering or repairing historic wear or structural particulars. The law doesn’t require you to attempt restoration, especially since you may cause permanent damage.

Tips to respect period features when cleaning

• Use microfibre cloths and gentle products, such as diluted vinegar or mild soap, on wood and metal.
• Avoid high-moisture steam cleaners on original plaster or hardwood flooring.
• Use soft brushes to clean around delicate features (cornices, ceiling roses, tiled hearths)
• For difficult mildew or damp areas, clean gently and document the source, especially if it’s structural.

Support systems for tenants in Reading

Where to get help

Contact Reading Borough Council or Citizens Advice Reading for free, impartial guidance if you face a wrongful cleaning charge.

Reading Borough Council

Reading Borough Council can help if:

• You think your landlord is making wrongful deductions from your deposit
• You live in unsafe or unsanitary conditions because of the landlord's neglect
• You need clarification on rental property standards and your obligations

They also enforce housing laws and intervene if your landlord acts outside legal boundaries.

Contact:

• Website: www.reading.gov.uk
• Phone: 0118 937 3787
• Email: private.sector.housing@reading.gov.uk
• Or visit the Housing Standards Team section online

Citizens Advice Reading

Citizens Advice Reading  provides you with free, confidential guidance for:

• Understanding tenancy agreements and legal responsibilities
• Challenging unfair cleaning or repair charges
• Navigating disputes with landlords, especially regarding deposit deductions
• Using Deposit Protection Schemes to raise disputes formally

The organisation can help you build your case, better understand your rights under the Tenant Fees Act 2019, and guide you through dispute resolution processes.

Contact:

• Website: www.citizensadvicereading.org
• Phone: 0808 278 7818
• Drop-in: Minster Street, Reading (check the website for opening hours)
• Online help: Includes templates for writing to your landlord

Final tip!

Contact both when in doubt. If you require clarification on housing conditions or landlord standards, please get in touch with Reading Borough Council. Are you in a deposit dispute with your landlord? Call Citizens Advice—they will guide you through legal protections and disputes.

Legal Aid, Dispute Support, and Tenant Advocacy in Reading

You have the right to support if you get into a cleaning-related dispute with your landlord at the end of the lease, especially if you risk deposit deductions. There are several legal and advocacy options to protect your tenant’s rights in Reading:

Legal Aid

You can look for legal aid if you face severe housing problems such as: wrongful deposit deductions, harassment or illegal eviction attempts, uninhabitable or unsafe living conditions. Your income and circumstances will decide whether you qualify for legal aid. Legal aid will provide free legal advice, representation in housing tribunals or court, and assistance with formal complaints against landlords. First thing to do? Contact Civil Legal Advice:

• Website: www.gov.uk/legal-aid
• Phone: 0345 345 4 345

Dispute resolution through Deposit Protection Schemes

By law, your deposit must be placed in a government-approved scheme, allowing you to access the Alternative Dispute Resolution (ADR) service. If you win, the services are free, independent, and binding on the landlord.

Request your ADR directly through your protection scheme (DPS, MyDeposits, TDS) and provide supporting evidence, such as photos, invoices, check-in/check-out reports, and written communications. When landlords cannot justify the charges with clear evidence, the schemes will side with the tenants.

Tenant advocacy

Several advocacy groups and local organisations can help you understand your rights and responsibilities, prepare your dispute case, and push back against wrongful landlord practices. The primary tenant support services in Reading are Citizens Advice Reading, Shelter, and Justic for Tenants.

Shelter is a national housing charity with expert advisers for those with severe or complex housing needs.
 www.shelter.org.uk | Shelter’s helpline: 0808 800 4444.

Justice for Tenants provides legal guidance, template letters, and advocacy support for tenant issues.  www.justicefortenants.org

You can win your deposit back—here’s how!

Collect evidence before you leave.

Document everything before you leave the property—clear, comprehensive evidence is your best ally against wrongful cleaning charges.

Take numerous, detailed photos.

Use your smartphone or digital camera to take timestamped photos of the rental, capturing every room, including oven, cupboards, fridge, windowsills, and skirting boards. Take wide-angle shots of each space and close-ups of any areas that require attention. Include less visible areas such as under appliances and behind furniture. If you’ve hired cleaners, take photos of the receipts or invoices too.

Compared to the check-in inventory.

You probably received a check-in inventory when you moved in, so before you leave, examine it and cross-reference it to see how the place looks. When you describe the current conditions, use the same language (“moderate wear”, “clean”, “light marks”). Make a list of unchanged problems, take photos, and a copy of the original record.

You didn’t get an inventory when you moved in? This works to your advantage as it weakens the landlord’s ability to deduct from your deposit.

Make a simple exit report.

Create a simple checklist or exit report that includes each room and its condition, professionally cleaned areas (including invoices), completed repairs or touch-ups, and any known pre-tenancy problems. Attach the report to an email and send it to the landlord or letting agent.

Use cleaning methods that meet legal standards

DIY vs. professional cleaning

DIY cleaning is usually acceptable and sufficient, provided it is thorough and effective. You may take the DIY cleaning way if:

• You have kept the place well-maintained throughout the tenancy
• The carpets and kitchen appliances are in good condition
• You are sure that your cleaning results will meet the cleanliness standards of the check-in inventory

Here’s what your DIY cleaning should include:

• Decrease the oven and hob
• Remove limescale from taps and shower heads
• Clean inside cupboards, drawers, and appliances
• Wipe skirting boards, windows, and light fixtures
• Hoover all floors, including under furniture if applicable

Consider professional cleaning when:

• Your tenancy agreement specifically recommends or requires it (though not enforceable under the Tenant Fees Act, it may be helpful to meet expectations)
• You’ve lived in the property for a long time, and there’s built-up grime and dirt
• You don’t have the time or tools to clean as expected
• There are stained carpets, mould, and heavy limescale buildup

How to find the right cleaning company

Not all cleaning companies have experience with end-of-tenancy cleaning in Reading, so you’re at risk of deposit deductions even when hiring the pros. Open your eyes wide when hiring cleaners and look for:

• End-of-tenancy specialists, not general domestic cleaners
• Companies that work with a checklist matching inventory expectations
• Cleaning providers who offer a “satisfaction guarantee”. For instance, Buzz Maids has a 7-day re-clean guarantee and will return for free fixes if the results aren’t satisfactory.
• Companies offering public liability insurance—to cover any damage that occurs during cleaning
• Experience with Reading properties, especially if your rental is a period home

Be aware of red flags such as:

• No website, reviews, or track record

• Refusal to provide a detailed receipt or cleaning checklist
• Only accepts cash payments or no invoice

Before booking the company, ask for a written estimate that includes detailed cleaning tasks, an estimated time, and the actions to be taken if the results don’t meet the landlord’s standards.

What do you do in case of a dispute?

After you move out, your landlord has 10 days to return your deposit or justify any proposed deductions. If you disagree with the cleaning charges, you may:

• Ask for a breakdown in writing and an itemised list of charges
• Respond formally and politely in writing, referencing your exit photos and inventory comparisons. Include proof of any professional cleaning receipts or your own documented efforts.
• Maintain communication in writing to have a paper trail
• Initiate a formal dispute through your deposit protection scheme if you disagree with your landlord.

Remember that you don’t have to accept any deductions, as your landlord cannot unilaterally keep money. Until the situation is resolved, the disputed amount must stay protected in the scheme.

Get the most out of your Deposit Protection Scheme

By law, your landlord must place your deposit in one of the UK’s government-approved schemes: MyDeposits, Deposit Protection Service (DPS) or Tenancy Deposit Scheme (TDS). Each of them offers a free Alternative Dispute Resolution (ADR)service, which is a formal, evidence-based process where an independent adjudicator decides who wins the dispute.

To use the ADR, you should:

• Access the scheme’s website (you can find all details in your deposit certificate or tenancy agreement).
• Submit:
  • Your check-in and check-out inventories
  • Photos and videos of the cleaned property
  • Receipts or invoices from the cleaning services provider
  • Written communication with your landlord

Your landlord must also present their evidence, and you should wait 28 days for a decision to be made. You don’t need a lawyer to use ADR, and the dispute won’t impact your credit score or rental history.

Debunking landlord myths

“You didn’t use a professional cleaner.”

The truth: under the Tenant Fees Act 2019, landlords cannot require you to hire professional cleaners. They can only ask you to leave the rental “reasonably clean”. Even a DIY clean is accepted if it meets the standards.

“The oven wasn’t cleaned well enough.”

The oven is one of the most scrutinised areas of a place. Unless you have evidence of thorough cleaning, even a lightly used oven can result in a deposit deduction. Often, the claim is used subjectively.

“Carpets need professional steam cleaning.”

Unless your tenancy agreement includes such a clause (as long as it complies with the 2019 Act), landlords cannot oblige you to hire professional carpet cleaners. Standard vacuuming and spot cleaning will suffice, unless visible damage or staining occurs.

“There’s dust on skirting boards/light fittings/windowsills.”

Light dusting is expected, but that doesn’t mean minor residue after a comprehensive clean should justify a deposit deduction, especially if the place has been empty for days. Dust will naturally settle even after a thorough cleaning.

“It wasn’t as clean as when you moved in.”

A landlord who doesn’t have an inventory or check-in photos to prove it will lose the dispute. The burden of proof is always on the landlord.

How to push back

Stay calm and respond in writing—ask your landlord for an itemised breakdown and reference specific areas your landlord claims aren’t being cleaned efficiently. Use your exit evidence, submit your photos and videos, and receipts from the professional cleaners or cleaning supplies. Compare the check-in and check-out inventories. Where needed, quote the law—here’s an example:

“Under the Tenant Fees Act 2019, I am not required to hire professional cleaners. The property was cleaned to a reasonable standard, as shown in the attached photos.”

Last, but not least, use your protection scheme’s dispute process if you disagree with your landlord. The adjudicator will side with you if your landlord doesn’t present evidence, the cleaning standards are objective, and you bring photo evidence and comply with your responsibilities.

End-of-Tenancy Action Plan

What to clean, when, and how—a  printable cleaning checklist

Use this room-by-room guide when cleaning in the last week of your lease:

Bedrooms & living areas

• Vacuum carpets/rugs, including edges and under furniture
• Dust all surfaces: skirting boards, windowsills, shelves, light fixtures
• Clean mirrors and windows (inside)
• Wipe furniture (if furnished) and inside drawers/wardrobes

Bathrooms

• Scrub toilet, bath, shower, sink
• Remove limescale from taps and showerheads (use white vinegar or descaler)
• Clean tiles and grout; polish mirrors
• Wipe down towel rails and extractor fans

Kitchen

• Deep-clean oven, hob, extractor fan (degrease thoroughly)
• Clean fridge/freezer (defrost in advance)
• Wipe down all cupboards (inside and out), surfaces, and splashbacks
• Empty and clean bins
• Mop floors and clean skirting boards

Entrances & hallways

• Clean light switches and door handles
• Dust cobwebs from corners and ceilings
• Wipe down doors and radiators

Appliances (if provided)

• Washing machine: Run a hot cycle and clean the detergent drawer
• Dishwasher: Run an empty cycle with cleaner, wipe seals and filters
• Microwave: Clean interior and exterior thoroughly

Timing tips

• Start 5–7 days before move-out
• Do a final top-up clean the night before
• Take photos after cleaning each area

Inspection day tips & questions to ask

Before inspection:

• Open windows to freshen up rooms
• Prepare all keys, manuals, and remotes
• Print your cleaning checklist and have your photos and inventory ready

During the inspection, ask:

• “Can we compare the current condition to the check-in inventory?”
• “Are there any issues that we can resolve today?”
• “Do you intend to make any deductions? If so, can you justify it in writing?”

Proactive Steps for a Stress-Free Handover

• Confirm your tenancy end date and communicate your move-out timeline to your landlord or agent.
• Book any required professional services early
• Set meter readings and notify utilities of your move-out date.
• Redirect mail or update your address with banks, HMRC, and other relevant organisations.
• Return all keys, including window and mailbox keys, on time and get written confirmation.
• Take final photos before leaving — especially if inspection is not in person.

End note

Getting in control of your move-out process doesn’t mean just scrubbing and vacuuming; it also involves protecting your deposit. Learn about your tenant’s rights and document all relevant information. You have the power to challenge any wrongful claim, whether you’re moving out of an elegant East Reading flat or a whimsical Victorian terrace. With legal knowledge, a proper checklist, and a proactive mindset, you will move out confidently, and your deposit will remain intact.

RESOURCES

• https://homelet.co.uk/tenants/tips-for-tenants/end-of-tenancy-clean-what-you-need-to-know
• https://evo-pm.com/insights/end-of-tenancy-cleaning-laws-uk-a-guide-for-housing-associations/
• https://www.tenancydepositscheme.com/asktds-do-i-need-to-professionally-clean-the-property-at-the-end-of-the-tenancy/
• https://www.checkatrade.com/blog/cost-guides/end-of-tenancy-cleaning-prices/
• https://www.simplybusiness.co.uk/knowledge/landlord-regulation/renters-rights-bill/
• https://sustainablebusinessmagazine.net/eco-review/end-of-tenancy-cleaning-in-reading-a-stress-free-move-out-solution/
• https://www.tenancy.govt.nz/ending-a-tenancy/tenants-ending-a-tenancy-process/