Don't lose your deposit over dust! Don't be like the 50%+ of UK tenants who get into disputes over cleaning - or, more specifically, improper cleaning. While landlords cannot make deposit deductions for everyday wear and tear on furnishings, they can withhold parts (or all) of deposits for dirt, grime, and neglect. But do you know the difference between fair wear and tear and normal wear and tear? Our guide covers your rights as a tenant, your obligations and legal protections. You'll also learn how to document evidence, challenge wrongful deductions, and secure your full deposit return. Why stress when you can get your deposit back in full?
Key takeaways
- Take detailed, dated photos to document property condition at move-in and move-out
- return the rental to the same cleanliness level at move-in
- Fair wear is not neglected, for which landlords can make deductions
- Professional cleaning is often more affordable than possible deposit deductions
- Cleaning disputes account for over 50% of all tenant-landlord conflicts.
- The Tenant Fees Act 2019 prohibits landlords from requiring professional cleaning services.
- Deposit protection schemes offer neutral third-party dispute resolution.
What is Fair Wear and Tear?
Everything that happens to a property through regular daily use is considered to be fair wear and tear. Faded paint, minor scuffs on walls, and worn carpets—these are signs of wear and tear that occur regardless of how carefully a property is maintained or how frequently it is cleaned. UK tenancy law protects tenants and prohibits landlords from charging renters for such unavoidable changes. Neglect, misuse, and insufficient or poor cleaning do not fall into the fair wear and tear category and can result in deposit deductions.
Is there a legal basis for the concept of fair wear and tear?
Yes, in the UK, fair wear and tear are legally recognised under lease laws, especially within Assured Shorthold Tenancy (AST) agreements. No landlord can deduct from the deposit for the expected deterioration that happens from day-to-day use. Additionally, the Tenant Fees Act 2019 bans wrongful charges for wear and tear.
In the event of disputes, deposit protection schemes, such as MyDeposits, the Tenancy Deposit Scheme (TDS), and the Deposit Protection Service (DPS), ensure fair resolution for all parties involved. If a landlord deducts from a deposit, they must provide proof that the damage or dirtiness is not due to fair wear and tear. You need to be informed about the laws that protect you as a tenant so you can challenge wrongful deposit deductions.
Common examples of fair wear and tear in a rented place:
Walls & Paint
- Faded or discoloured paint due to sunlight exposure
- minor scuff marks from furniture placement
- Nail holes from hanging pictures
Flooring & Carpets
- Worn-out carpets in high-traffic areas
- Minor scratches on wooden floors from daily use
- Faded flooring due to regular foot traffic
Fixtures & Appliances
- Loose door handles or cupboard hinges
- Worn-out oven knobs or light switches
- Minor rust on bathroom fixtures
Furniture & Upholstery (if furnished)
- Faded fabric on sofas or chairs
- Minor indentations in carpets from furniture placement
How much cleaning should a tenant be responsible for?
If you’re a tenant, you must return the property in the same condition as when you moved in. Your cleaning responsibilities are:
- Return the place in the same clean condition as at the beginning of your lease
- Clean all surfaces, including counters, floors, and windows.
- Remove dirt, dust, and stains from carpets, walls, and furniture.
- Sanitize kitchens, bathrooms, and appliances.
- Address any specific cleaning requirements outlined in the tenancy agreement (e.g., washing windows, deep cleaning carpets).
- Remove all dirt, grease, mould, and odours from the property.
As a tenant, you should leave the property in a move-in-ready condition so professional cleaning is no longer necessary.
What cleaning issues cause deposit deduction?
Some cleaning issues are viewed as neglect and may result in deposit deductions if not addressed promptly. Here are the most common cleaning problems:
- Dirt and dust on surfaces, including floors, skirting boards, and windows.
- Grease buildup on kitchen surfaces, especially around cooking areas, ovens, and hobs.
- Mold commonly grows in damp areas, such as bathrooms, kitchens, or spaces with poor ventilation, often near windows or around seals.
- Lingering odours caused by food, pets, or smoking that remain after you move out.
- These issues are often viewed as tenant neglect and can result in deductions from the security deposit unless addressed before moving out. Proper cleaning can avoid these costly disputes.
End-of-tenancy cleaning standards are high—just how high?
Landlords have high standards of cleanliness, especially when it comes to:
- Carpets—they require deep cleaning to remove embedded dirt, stains, and odours altogether.
- Kitchens—no grease, grime, or food residue should be left in the kitchen. Ovens, fridges, hobs, and all kitchen appliances should be left spotless.
- Bathrooms—all surfaces have to be disinfected, and all mould, soap scum, and watermarks have to be removed.
- Surfaces—encompassing all areas, including window sills, shelves, and skirting boards—must be dust-free and immaculate.
What changed the Tenant Fees Act 2019?
Under the Tenant Fees Act 2019, landlords are prohibited from requiring professional cleaning services; however, tenants are required to maintain reasonable standards of cleanliness when vacating the property. The property's condition upon departure should match its state at the start of the tenancy, allowing for everyday wear and tear. If these requirements are not met, landlords can—and will—make deductions from the deposit. To avoid any disputes, ensure the property is left in impeccable condition. 😊
- Professional cleaning secures your full deposit by meeting the landlords’ high standards of cleanliness
- Understand the difference between what's fair wear and cleaning problems to avoid deposit disputes.
Cleaning or Damage? Understanding Wear and Tear
Putting side by side what’s fair wear and tear and what’s cleaning problems will help you better understand the cleanliness standards before you move out:
| Fair Wear and Tear | Cleaning Issues |
| Faded paint on walls | Grease buildup on oven or kitchen surfaces |
| Worn carpets or floor coverings | Mold growth in the bathroom or kitchen |
| Minor scuffs on walls or doors | Stains on carpets, upholstery, or fabrics |
| Loose or missing door handles | Dust accumulation on surfaces (e.g., shelves, skirting) |
| Lightly worn appliances or fixtures | Excessive dirt in corners or crevices |
| Slightly faded upholstery | Lingering odours (e.g., smoke, pet smell, cooking odours) |
| Minor scratches on wooden furniture | Water stains on wood or upholstery |
| Loose or broken tiles | Spilled food or drink stains |
| Wear on grout or sealant in bathrooms/kitchen | Unwashed windows, resulting in streaks or grime |
| Light wear on curtains or blinds | Dirty kitchen cupboards and countertops |
| Small holes or cracks in plaster due to use | Stains on bathroom mirrors or glass surfaces |
| Faded wallpaper or peel-on wallpaper edges | Soap scum build-up in bathrooms |
How about a room-by-room breakdown?
Kitchen
- Fair Wear and Tear
- Slightly worn countertops from regular use.
- Light fading or discolouration of cabinet handles and knobs.
- Small chips on ceramic tiles or grout lines.
- Cleaning problems
- Grease buildup on kitchen surfaces, including stove, oven, and extractor fan.
- Food stains on the floor or countertops.
- Dirty oven or refrigerator with food remnants.
- Oil stains or smudges on walls or cupboards.
Bathroom
- Fair Wear and Tear:
- Minor grout discolouration in between tiles.
- Fading on the sealant around bath or shower edges due to moisture.
- Wear on the shower screen or taps.
- Cleaning problems
- Mold or mildew on walls, tiles, or ceilings.
- Soap scum buildup in the shower or bath area.
- Unclean toilet, sink, or mirror with grime or toothpaste marks.
- Water stains on mirrors or countertops.
Living Room
- Fair Wear and Tear:
- Light fading of upholstery due to exposure to sunlight.
- Small scratches on wooden furniture, floors, or doors.
- Minor wear on carpet or rugs from regular foot traffic.
- Cleaning problems:
- Stains on upholstery or carpets from food, drink, or pet accidents.
- Dust buildup on surfaces, including furniture, electronics, and shelves.
- Cigarette smoke or pet odour lingering in furniture or carpet.
Bedroom
- Fair Wear and Tear:
- Slight wear on mattress or bed frame.
- Fading or discolouration of curtains due to sunlight.
- Minor scuff marks on the walls from regular furniture movement.
- Cleaning problems
- Dust or dirt accumulation on the bed frame or furniture.
- Stains on carpets or bed linens.
- Dirty windows or mirrors with fingerprints and streaks.
Hallway / Entryway
- Fair Wear and Tear
- Light wear and fading of the walls and flooring due to regular use.
- Small scratches on door frames or walls.
- Faded paint or wallpaper due to exposure to light or traffic.
- Cleaning problems:
- Mud or dirt stains on floors or walls.
- Scuff marks or shoe marks on walls or doors.
- Dust or dirt buildup on entry mats or coat hooks.
General/Common Areas
- Fair Wear and Tear:
- Natural fading of paint, wallpaper, or other finishes over time.
- Slight wear on carpets or flooring.
- Minor damage to baseboards, trim, or edges from regular use.
- Cleaning problems
- Excessive dirt, dust, or debris on surfaces or floors.
- Smudges or streaks on light fixtures, window sills, or mirrors.
- Grime buildup on switches, doors, and handles.
The more you know about the differences, the easier it will be for you to leave the property presentable and avoid deposit deductions when you move out.
Document the property condition by the book
Proper documentation is crucial
It has to be clear
Have straightforward, detailed check-in and check-out reports to document the rental’s condition. Please include photos and descriptions to use them in case of cleaning-related disputes.
It protects both tenants and landlords.
Both tenants and landlords benefit from detailed documentation. The check-in report helps tenants confirm the rental’s move-in state so they cannot be held responsible for pre-existing problems. The check-out reports help landlords identify if cleaning or damage has occurred during the tenancy.
It ensures fairness
The reports are neutral and objective, providing documentation that lowers the risk of wrongful deposit deductions. Without evidence, the risk of disputes is high, and so is the need for third-party mediation.
How to document the property’s condition
- Take clear, detailed photos
Take clear, dated photos of each room at move-in and move-out. Focus on areas prone to wear and tear, such as carpets, walls, and appliances, and capture any pre-existing damage, stains, or marks.
- Write notes
Make notes about the condition of the rental and mention the pre-existing problems. If possible, mention them on the inventory checklist.
- Keep records safe
Store the photos and notes in a safe location for use in case of disputes related to cleaning.
- When submitting your photos, inventory reports, or cleaning invoices, please send them via mail to your landlord or agent. This way, you will have a timestamped digital record of your communication.
- Also, organise all email correspondence, photos, and invoices efficiently in one folder to quickly reference them as needed.
Deposit Disputes—What Are Your Rights?
Deposit protection schemes have your back
here’s how UK deposit protection schemes ensure fair resolution of deposit disputes:
- Ensure fair resolving
Deposit protection schemes, such as DPS, MyDeposits, and TDS, act as neutral third parties to ensure fair handling of deposits. They protect tenants from wrongful deductions and lead to a fair resolution of disputes.
- Resolving through the adjudication process
In the event of a disagreement over cleaning expenses or damage, tenants and landlords will submit their evidence, and the scheme will analyse the evidence. Based on the tenancy agreement and legal guidelines, a fair decision will be made.
- Offer security for Tenants:
The schemes ensure that tenants receive their deposit unless the deductions are justified.
- Cleaning remains the leading cause of deposit deductions, followed by property damage to fixtures and fittings, the property’s decorative state, rent arrears, and neglect of outdoor spaces.
- Landlords and agents initiate 76% of deposit disputes, while tenants raise only 24%.
What are the steps of a dispute resolution process?
- Submit the evidence
If a dispute arises, tenants and landlords must provide evidence of the deposit protection scheme in place. Include photos, inventory reports, cleaning invoices, and any other relevant documentation.
- Negotiation takes place
Both parties will negotiate directly to reach a mutually agreed-upon agreement. If successful, the dispute will be resolved without further involvement from the scheme.
- Adjudication
If negotiation fails, the independent adjudicator of the deposit protection scheme revises the evidence to make a fair decision. A fair outcome is expected for both parties.
The key takeaway?
Under UK tenancy law, landlords are required to provide evidence to justify their claims of damage, unpaid rent, or other breaches. Tenants should have accurate and detailed documentation, including photos, videos, and written notes, of the property’s condition at both move-in and move-out. If not, the landlord may have a stronger case, and it will be difficult to challenge their deductions.
Why hire professional cleaners
Benefits of Professional End-of-Tenancy Cleaning
- thorough Cleaning – Professionals deep-clean carpets, sanitise kitchens and bathrooms, and remove difficult grime, leaving the property immaculate
- Higher Standards – Professional cleaning meets and even exceeds landlords’ standards
- Deposit Protection – professional cleaning reduces the risk of deposit deductions
- Cleaning guarantees – if the cleaning results aren’t satisfactory, professionals will return for fixes. Buzz Cleaners has a 7-day satisfaction guarantee!
- Time-Saving – While you spend hours trying to make the place pristine, professionals will complete the cleaning in half the time.
- Cost vs. Risk – the cost of professional cleaning may be lower than the deposit deductions.
Professional cleaners’ guarantees and services
- Deep Cleaning of carpets, kitchens, bathrooms, and hard-to-reach areas.
- Sanitization – of high-touch surfaces to remove bacteria and allergens.
- Stain removal treatments for carpets, upholstery, and walls to eliminate difficult stains.
- Odor neutralisation—remove lingering odour from pets, smoke, or food.
- Cleaning guarantee – dependable companies, like Buzz Cleaners, offer re-clean guarantees if the results aren’t satisfactory
- End-of-Tenancy Packages – we offer customised cleaning services and cover everything from ovens to windows to meet landlords’ standards
Secure deposits and avoid disputes!
Whilst you can't avoid wear and tear, you can prevent dirt from accumulating. Your landlord may not require professional cleaning, but why risk deposit deductions when moving out? Recover your full deposit by thoroughly documenting the condition of your rental property, hiring professionals to inspect it, and disputing any unjustified deductions. A little preparation goes a long way, and you can always end your tenancy with your deposit safely returned to your pocket.
FAQs
What is considered fair wear and tear?
Fair wear and tear refers to any deterioration that occurs through the regular use of a property rather than due to neglect. Examples include faded carpets, minor scuffs on walls and worn-out fixtures.
How do landlords expect the property to be left at the time of move-out?
Landlords expect the property to be in the same clean condition as it was at the time of move-in. All dirt, grease, stains, and odours must be removed, and key areas (such as kitchens and bathrooms) should be sanitised. Carpets and surfaces must be dust-free.
Can I avoid deposit disputes?
Yes, by documenting the property's condition at move-in and move-out. Take clear, dated photographs, maintain inventory reports and retain cleaning invoices. Meet the cleaning standards at move-out and address any issues promptly.
Can my landlord deduct for cleaning?
Yes, they can make deductions if you leave the property unreasonably dirty. However, they must justify these deductions with evidence, such as photographs or inventory reports.
Should I hire professional cleaners?
Professional cleaners are recommended to help secure your deposit. They understand landlords' cleanliness standards and provide invoices for their service. Consider hiring professionals if you lack time or wish to ensure the return of your entire deposit.
RESOURCES
- https://www.legislation.gov.uk/ukpga/2004/34/contents
- https://www.citizensadvice.org.uk/housing/
- https://help.openrent.co.uk/hc/en-gb/articles/360009010058-Who-is-responsible-for-cleaning-the-property-at-the-end-of-a-tenancy
- https://www.mydeposits.co.uk/content-hub/fair-wear-and-tear-what-is-it-and-how-is-it-applied/
- https://magicprocleaning.co.uk/blog/what-constitutes-cleanliness-according-to-landlords