Understanding the Tenant Fees Act 2019: What It Means for End of Tenancy Cleaning

Just because you’re moving out it doesn't mean you have to wave your deposit goodbye. Indeed, cleaning remains one of the top reasons why tenants don't receive their deposits back. Before 2019, many tenants were wrongfully charged for professional cleaning services, even when they left their properties spotless. The situation changed significantly when the Tenant Fees Act 2019 came into effect, banning mandatory cleaning clauses and creating a fairer environment for both tenants and landlords.

Not familiar with this Act? Our guide below will clarify everything, outline your rights, and provide expert-backed strategies to help you avoid unnecessary deductions. For a complete overview of securing your deposit, see our comprehensive guide on end of tenancy cleaning and deposit returns. Whether you're a tenant hoping to recover your entire deposit or a landlord seeking a fair process, this is your definitive resource when end-of-tenancy cleaning goes off track.

Tenant Fees Act 2019: Unlocking Renters' Rights!

The Tenant Fees Act 2019 was introduced to protect renters from unfair charges and increase the transparency of the rental process. It came into force on 1 June 2019. Before that, tenants often had to pay substantial fees for various services such as referencing, check-ins and end-of-tenancy cleaning. The Act eliminates these expenses, so tenants are only required to cover the rent, security deposits and necessary utilities.

Essential rules under the Act

• Ban on Letting Fees – Landlords and agents can no longer charge tenants for services such as administration, referencing, or renewal fees.
• Deposit Caps – Security deposits are capped at five weeks’ rent (or six weeks for properties with an annual rent of over £50,000).
• Cleaning Clauses – Landlords are prohibited from requiring tenants to hire professional cleaners or including mandatory cleaning fees in lease agreements.  

How it affects end-of-tenancy cleaning:

• Tenants must return the property in a "reasonably clean" condition, and professional cleaning isn’t mandatory unless the tenants agree to it.
• Landlords can still deduct from the deposit if the property is left excessively dirty beyond normal wear and tear. Also, they must provide evidence for the property’s condition.
• Natural deterioration (e.g., faded carpets) cannot be considered a cleaning problem and will not be deducted from deposits.
• Inventory reports and photographic evidence are crucial for resolving cleaning disputes between tenants and landlords.
• Many tenants save money by opting for DIY cleaning instead of being required to pay for professional cleaning.

Landlord Cleaning Rules: Know Your Rights!

Pre-tenant Fees Act

Before the Tenant Fees Act 2019, landlords could legally require tenants to hire professional cleaners at the end of their tenancy, regardless of the property's condition. Many rental agreements included such clauses, and tenants were required to pay for expensive cleaning services, even if the property was left in pristine condition. Non-compliance would result in deposit deductions, and tenants lacked the legal means to dispute these charges. There were numerous complaints as many tenants faced unfair financial burdens. The Act was introduced to minimise the risk of excessive fees for tenants. Under this Act, requiring professional cleaning became illegal, though landlords can still request that the property be left in a "reasonably clean" condition.

Post-tenant Fees Act

Thanks to the Tenant Fees Act 2019, landlords can no longer require tenants to pay for professional cleaning at the end of the tenancy. However, tenants must leave the property in a reasonably clean condition, matching its state at the start of the tenancy, allowing for fair wear and tear. If the property is left in an unclean state, landlords can make deductions from the deposit but must provide evidence. Tenants now have the choice to either clean the property themselves or hire professional cleaners—the key is to meet cleanliness standards without incurring unnecessary cleaning costs.

What constitutes a fair deduction?

Landlords can legally deduct cleaning costs from your deposit when you've left the property in a state of disrepair, below the cleanliness standard documented at move-in. This excludes expected wear and tear—the everyday signs of regular living that happen over time.

Landlords can be justified in deducting for:

• Stained carpets beyond regular wear
• Built-up kitchen grease that only professional cleaners can remove
• Bathroom mold or severe limescale
• Neglected appliances requiring deep cleaning
• Pet-related odors and damage
• Heavy dust buildup in hard-to-reach areas
• Food residue in kitchen cabinets or appliances
• Sticky or dirty surfaces throughout the property
• Unaddressed bathroom scum or toilet stains
• Dirty windows with visible streaks or marks
• Cobwebs or insect debris
• Rubbish or personal items left behind

Documentation is crucial, and when there is no detailed inventory of the move-in property condition, landlords won’t be able to justify their deposit deductions.

Fair Wear and Tear vs. Cleaning—How Are They Distinct?

What is Fair wear and tear?

Fair wear and tear refers to the natural ageing and deterioration of a property that is expected with regular use. Gradual fading, slight carpet flattening, or minor scuffs are no reasons for deposit deductions from landlords. This doesn’t mean that tenants can skip cleaning and maintenance—neglect and dirtiness don’t fall in the fair wear and tear category.

Wear and tear or cleaning problems?

Wear and tear

Walls & Paint:

• Minor scuff marks from furniture placement
• Slight fading or discolouration due to sunlight
• Small nail holes from picture frames

Flooring & Carpets:

• Worn-down carpet in high-traffic areas
• Slight scratches on wooden floors from everyday use
• Fading or discoloration from age

Doors & Fixtures:

• Loose door handles from repeated use
• Minor dents or scratches on door frames
• Worn hinges causing squeaky doors

Appliances & Fixtures:

• Faded kitchen countertops from daily cleaning
• Worn-out oven racks or slight rust in sinks
• Light limescale buildup in bathrooms

Windows & Curtains:

• Sun-bleached curtains or blinds
• Loose curtain rods from frequent adjustments
• Slight condensation marks on window frames

These are all natural signs of ageing and cannot be deducted from a tenant’s deposit.

Cleaning problems

Kitchen:

• Grease buildup on stovetops, ovens, and extractor fans
• Food stains, crumbs, and spills inside cupboards and drawers
• Mold or mildew in sinks, dishwashers, and refrigerators

Bathroom:

• Soap scum and limescale buildup on sinks, showers, and tiles
• Mold and mildew on grout, caulking, and shower curtains
• Unflushed toilets or uncleaned toilet bowls with stains

Carpets & Flooring:

• Deep stains from spills, pet accidents, or muddy shoes
• Embedded dirt or debris not vacuumed or mopped properly
• Burn marks, cigarette ash, or strong odours from smoking

Walls & Windows:

• Fingerprints, stains, or excessive marks on walls
• Dusty, smeared, or unclean windows and mirrors
• Cobwebs and dirt accumulation in corners and skirting boards

General areas:

• Unremoved rubbish, clutter, or leftover belongings
• Dust-covered furniture, radiators, and light fixtures
• Dirty or smudged door handles, switches, and bannisters

These are all issues that can result in deposit deductions.

Why should you know which one is which?

When you understand the distinction between fair wear and tear and cleaning issues, you can easily avoid deductions from your deposit. Landlords cannot deduct money for regular deterioration, such as minor wall scuffs, but can charge you for embedded dirt or excessive filth. If you cannot differentiate between the two, you may face wrongful deductions without even realising it. Detailed documentation, including photos of the move-in and move-out, will help support your case against unfair deductions. If you understand your rights and responsibilities, you can leave the rental property in a presentable condition, engage in fair negotiations, and receive most of your deposit back without getting involved in disputes. 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. See our in-depth guide for a detailed breakdown of fair wear and tear versus cleaning requirements.

Cleaning documentation—your trick up your sleeve in disputes

Even the most particular landlords can be silenced when you have the proper documentation to prove your case in a cleaning-related dispute. Our complete guide to end of tenancy cleaning and deposits explains exactly what documentation you need. To protect yourself, gather as much documentation as possible from the day you move in until you return the keys.

Inventory reports—crucial for a dispute

Inventory reports are essential if you find yourself in a cleaning-related dispute, as they provide a detailed record of your rental property's condition at both move-in and move-out. They document cleanliness, damage, and general wear and tear, helping to establish whether deposit deductions are justified.

A comprehensive check-in report, accompanied by photographs, will protect you from being wrongfully held responsible for pre-existing problems. Similarly, the checkout report ensures that any charges are justified. You should always review, verify, and retain copies of these reports to support your case in the event of a dispute. If you use the reports wisely, you can prove you've met your tenancy obligations and avoid disputes with your landlord.

Gather your evidence

Here’s how to document the rental’s condition:

• Take photos and videos—make sure they’re high-quality, time-stamped, and for every room. Focus on carpets, walls, appliances, and fixtures.
• Record your cleaning efforts—if applicable, save invoices from professional cleaners and take before-and-after photos of DIY cleaning.
• Store check-in/check-out reports—ensure they are accurate. If you notice mistakes, ask for adjustments.
• Save repair invoices—in case of minor damage, keep the invoices to prove the spending.
• Document correspondence—store emails and message with your landlord regarding cleaning and disputes.

How will the dispute resolution process be conducted?

If, despite your efforts, you end up in a dispute related to cleaning, the deposit protection schemes will provide you with a fair resolution process. Learn how to avoid and resolve common cleaning disputes between tenants and landlords. Here’s how it will go:

• Raise a dispute

Contact your deposit protection scheme (TDS, DPS, or MyDeposits) and submit a formal dispute, ensuring you do so within the required timeframe.

• Provide evidence

Everything you’ve collected so far—check-in/check-out reports, dated photos, videos, communication with the landlord, and cleaning and repair invoices—you must submit.

• Landlord’s justification

Your landlord will also offer evidence of the cleaning problems to justify the deduction.

• Independent adjudication

The adjudicator with the deposit protection scheme will analyse the evidence and make a fair decision.

• The result

Based on the evidence, you will get a refund for the disputed amount.

Professional vs. DIY Cleaning: What’s the Best Choice?

DIY cleaning in a nutshell

If you’re considering the DIY approach, this list will be of great help.

• Pros:
  • Saves money—you only need to buy cleaning supplies
  • You get control over the entire process
  • If you’re meticulous, it can be highly efficient
• Cons:
  • It takes time and effort
  • You risk missing areas that landlords check
  • You don’t get an invoice, which is helpful in case of disputes.

Professional cleaning—a brief outlook

• Pros:
  • improves the chances of a full deposit return.
  • Saves your time and effort, ensuring a deep clean.
  • You get an invoice to use as proof for the landlord.
• Cons:
  • You will pay between £170-£300, based on property size and condition
  • Astute landlords may still find issues with the cleaning results
  • It’s not mandatory under the Tenant Fees Act 2019.

Which one should you choose?

Briefly put, choosing between professional cleaning and DIY depends on your wallet, effort, and deposit security.

Choose DIY cleaning if:

• The place is in a good condition
• You have time and cleaning supplies
• Your budget is tight

Choose professional cleaning if:

• The place needs deep cleaning (carpets, ovens, windows, upholstery)
• You want to avoid cleaning-related disputes
• You want an invoice for the cleaning

DIY cleaning is affordable, but it’s time- and energy-consuming, whereas professional cleaning, like our specialized end of tenancy cleaning service, is comprehensive and provides peace of mind regarding the handover process. Always give a good thought before choosing one of the two.

Smooth move-out is possible—here’s how

For Tenants

Use a cleaning checklist

Avoid disputes and deposit deductions by focusing on key cleaning areas:

• Kitchen: Clean inside and outside of cabinets, scrub countertops, degrease the oven, hob, and extractor fan, and wipe down appliances.
• Bathroom: Remove limescale from taps, showerheads, and tiles, clean grout lines, and disinfect sinks, toilets, and bathtubs.
• Living Spaces & Bedrooms: Vacuum carpets, mop floors, dust surfaces, and wipe skirting boards.
• Windows & Fixtures: Clean glass, wipe sills, and remove cobwebs.
• Hidden Areas: Check behind furniture and appliances for dust buildup.

Gather evidence of cleaning.

When you provide evidence of cleaning, you avoid disputes and get your deposit back:

• Take before-and-after photos—make sure they are clear and time-stamped. Please do this for all rooms and all problematic areas, including ovens, carpets, and bathrooms.
• Get invoices for cleaning services if you hire the pros
• Record the rental’s condition after cleaning to justify wrongful deductions.

What do you do in the event of an unfair deduction?

1. Request evidence—photos or reports that support the deposit deduction.
2. Offer counter-evidence—submit your before-and-after photos, cleaning invoices, and the move-in inventory report to support your case.
3. Remain polite and dispute the charge in writing. Keep records of all communication.
4. If you’re not succeeding, raise a dispute through your deposit protection scheme.

For Landlords

Set clear expectations

• Include cleaning terms in the rental agreement to avoid misunderstanding
• Offer tenants a detailed guide that covers kitchens, bathrooms, floorings, and other key areas
• Conduct a walk-through before move-out so that tenants promptly address any problems
• Recommend tenants to take photos after cleaning

Keep detailed inventory reports

• Make check-in reports with photos at the beginning of the lease to record the property’s original state
• Compare the check-out report with the check-in inventory to detect legitimate cleaning or necessary repairs
• Take high-quality, time-stamped images to offer proof of cleanliness and damage.
• To avoid conflict, make sure the tenants acknowledge the reports.

Encourage fair negotiations—nobody wants a dispute!

• Clearly explain to tenants their responsibilities at the beginning of the lease
• Keep the communication open and honest and address any concerns before the check-out inspection
• In case of cleaning problems, present tenants with fair options before making deposit deductions
• Justify your claims with the inventory reports and photos

Clean, communicate, and win!

The Tenant Fees Act 2019 changed the landscape of end-of-tenancy cleaning, empowering tenants whilst remaining fair for all parties involved. Professional cleaning is no longer mandatory, but tenants must still return their rental properties in pristine condition to receive their deposits in full. Clear documentation, before-and-after photographs, and open communication are crucial in preventing disputes. Cooperation between tenants and landlords can go a long way—after all, everyone wants a pleasant and stress-free move-out experience.

Frequently Asked Questions

Is it legal for my landlord to charge me for professional cleaning?

No, your landlord can no longer require or charge you for professional cleaning. However, if you don't leave the property "reasonably clean", they may deduct cleaning costs from your deposit.

My lease agreement includes a provision for cleaning. What should I expect?

If the tenancy agreement includes a cleaning clause and was signed before the Tenant Fees Act 2019 came into effect, it may still be enforceable. However, after the Act, landlords cannot include cleaning clauses that require professional services.

What's the best way to prove that I left the property spotless?

For best evidence, take before-and-after photos or videos and retain any cleaning receipts. Ensure that your inventory report accurately reflects the property's condition to support your case and avoid wrongful deposit deductions.

My landlord refuses to return my deposit. What can I do?

If your landlord refuses to return your deposit, request a detailed justification for the deduction. If you cannot reach an agreement, contact your deposit protection scheme's dispute resolution service.

What's the best way to dispute cleaning deductions?

To dispute cleaning deductions, gather all evidence, including photos, cleaning receipts, and your inventory report. If you cannot reach an agreement with your landlord, utilise your deposit protection scheme's dispute resolution service for an impartial assessment.

RESOURCES

• https://www.fixflo.com/blog/tenant-fee-bill-the-frequently-asked-questions
• https://www.taighsprings.com/post/understanding-your-rights-and-responsibilities-as-a-landlord-under-the-tenant-fees-act-2019
• https://www.alanboswell.com/resources/tenant-fees-act/
• https://www.warners-solicitors.co.uk/tenant-fees-act-2019-what-it-means-for-landlords-tenants/
• https://www.mydeposits.co.uk/content-hub/what-you-need-to-know-about-the-tenant-fees-act-2019/
• https://www.gov.uk/government/publications/tenant-fees-act-2019-guidance
• https://assets.publishing.service.gov.uk/media/5f745d218fa8f5188f48d605/Tenancy_Fees_Act_-_Statutory_guidance_for_enforcement_authorities.pdf
• https://www.standard.co.uk/homesandproperty/renting/tenant-fees-act-2019-the-key-changes-for-tenants-landlords-and-estate-agents-a130916.html