Who pays for end of tenancy cleaning, the tenant or the landlord?

Short answer: it depends on the state of the property, not on who’s moving out.

Longer answer below, because “professional cleaning required” clauses still turn up in tenancy agreements, and plenty of tenants pay for a clean they were never obliged to book.

What the law says in England

The Tenant Fees Act 2019 changed things. Since it came in, landlords and agents in England can only charge tenants a short list of permitted payments: rent, a capped deposit, a holding deposit, and a few specific fees such as for a lost key.

Professional cleaning isn’t on that list. So a landlord can’t require you to pay for a professional clean, and a clause that says you must use one generally can’t be enforced.

What the tenant still has to do

That doesn’t mean you can walk out and leave it.

Your obligation is to return the property in the same condition it was in at check-in, allowing for fair wear and tear. If it was professionally cleaned before you moved in and the inventory says so, that’s the standard you need to hit. How you get there is up to you. Do it yourself, rope in friends, or book a company. All fine.

If you don’t meet that standard, the landlord can deduct a reasonable amount from your deposit to cover cleaning, backed by evidence. That’s the practical reason most tenants end up paying for cleaning one way or another.

When the landlord pays

Landlords usually pay for cleaning in three situations.

When the tenant has left the property as clean as it was at check-in, but the landlord wants a higher standard for the next tenant. That’s a choice, and it’s on them.

When the property is between tenants and needs a void clean, for example after repairs or redecoration.

When cleaning is needed because of wear and tear rather than tenant neglect. Two years of normal living in a flat leaves some marks, and they aren’t a tenant cost.

What this looks like in real life

A tenant leaves a studio flat after a year. The oven is heavily greased and the shower screen is thick with limescale. The check-in report shows both were clean. The landlord gets a quote for a professional clean and deducts it. That’s fair, and an adjudicator would probably agree.

Different flat, same year. The tenant cleaned thoroughly, and photographed everything. The landlord books a deep clean anyway because they always do. The tenant shouldn’t be paying for that one.

For landlords and agents

If you manage several properties, it’s easier to have one cleaning partner who knows your standard and can provide a photo record at handover. It gives you evidence if there’s ever a dispute, and it takes the guesswork out of what “clean” means. See how we work with landlords and letting agents.

For tenants

If you’d rather hand the job over, our end of tenancy clean starts from £150 for a studio or one-bedroom property. Get a quote or call 020 7205 7386.

General information for England only, not legal advice. Wales and Scotland have their own rules.