You’re Not Losing Money – You’re Saving Your Deposit
Let me tell you about a flat in Bethnal Green I cleaned last spring. The tenant, a young chap called Marcus, had just finished his uni course and was off to travel Asia for six months. He figured he’d save a bit of cash by skipping professional cleaning and doing it himself with a mop and a few sprays. Trouble is, his landlord was… let’s say particular. When Marcus left, the letting agent walked in, clocked the greasy oven, smudged windows and fur-lined skirting boards, and brought in a cleaning company to do the job anyway.
That bill? £285.
It was taken straight from Marcus’s deposit.
He could’ve paid me £180 to do the same job, gotten his full deposit back, and spent the extra £100 eating pad thai on a beach instead of filling out TDS complaint forms.
That’s the point. Tenancy cleaning doesn’t cost you – it protects your money. It’s a direct swap. Pay a cleaner, and get the same amount (often more) back in your deposit. Skip it or do it half-heartedly, and your landlord will pay someone else to do it – and you’ll foot the bill regardless.
So no, tenancy cleaning doesn’t cost you a penny. Not when it’s done properly. And certainly not in London, where agents and landlords know the difference between a proper clean and a half-baked one. Here’s why it matters, what people get wrong, and how the maths actually works out.
The Link Between End of Tenancy Cleaning and Your Deposit
Why Cleaning Is the #1 Reason Deposits Are Deducted
Most London renters know their deposit is held by a tenancy deposit scheme, right? But what they often forget is that cleaning is the top reason for deductions. In fact, according to data from TDS (Tenancy Deposit Scheme), over 60% of disputes involve cleaning.
When you sign that contract, you’re agreeing to return the property in the same state you found it – excluding fair wear and tear. That phrase trips people up. It doesn’t mean leaving limescale in the shower or fluff in the carpet. Fair wear and tear means scuffed paint or a wobbly doorknob. A dirty oven? That’s coming out of your pocket.
If you don’t clean thoroughly, landlords can legally charge you to bring the property back up to scratch. That charge comes straight out of your deposit. And guess who picks the cleaner? Not you. Not your budget. The landlord will choose whoever they trust to get it done properly – and they don’t shop around for the cheapest.
The 2019 Tenant Fees Act: What Tenants Get Wrong
“They Can’t Charge Me for Cleaning!” – Well, Yes and No
I’ve had more than one tenant tell me confidently, “They can’t charge me for cleaning. The law says so.” That’s a half-truth. And half-truths cost money.
The 2019 Tenant Fees Act banned landlords and agents from forcing tenants to pay for mandatory services like check-out cleaning fees written into the tenancy agreement. What it doesn’t do is let tenants leave a flat dirty.
Landlords can’t force you to use a professional cleaner. But if the property isn’t cleaned to a professional standard, they’re well within their rights to deduct from your deposit to cover the cost.
That’s where tenants slip up. They think “no fees” means no cleaning cost. In reality, it just means the landlord can’t demand you use their cleaner. You still have to return the place clean. If you don’t, the money will be taken from your deposit and spent on someone else. Likely someone more expensive.
The difference is choice – and price.
If You Don’t Book a Professional Cleaner, Your Landlord Will
And They’re Not Picking a Budget Option
Let’s say you move out and hand back the keys. The inventory clerk turns up, goes through the flat, and finds dust, grime, or leftover bits in the fridge. The agent sends the report to your landlord, who sees the kitchen wasn’t properly cleaned.
You didn’t book a cleaner, so what happens?
The landlord does. And guess what – they’ll go with the company they always use. Usually the one their estate agent recommends. That company knows the landlord’s standards and won’t take risks.
The cost? Often higher than you’d have paid privately.
I’ve seen landlords charge £300+ for a two-bed clean, especially in West London. That same clean with me or someone like me would be £180–£220. You don’t get a say. You don’t get a receipt. You just get the charge, and a smaller deposit return.
Paying for a cleaner you choose gives you control. You can shop around, check reviews, and make sure the job’s done right. Waiting until the landlord steps in means paying their rate, not yours.
What Does Tenancy Cleaning Cost in London?
Average Prices for Different Property Types
Let’s talk numbers. Tenancy cleaning prices in London vary, but here’s a realistic breakdown for common property types. These are averages from my own bookings and local competitors:
Studio Flat
- Professional tenancy clean: £120–£140
- Landlord-organised clean (from deposit): £160–£200
One-Bedroom Flat
- Professional tenancy clean: £140–£180
- Landlord-organised clean: £180–£240
Two-Bedroom Flat
- Professional tenancy clean: £180–£220
- Landlord-organised clean: £220–£300+
Three-Bedroom Flat
- Professional tenancy clean: £220–£280
- Landlord-organised clean: £280–£360+
Now add extras:
- Carpet steam cleaning: £30–£60 per room
- Oven deep clean: £40–£60
- Fridge/freezer defrost and clean: £25–£40
These extras are often included in pro tenancy cleans but charged separately if your landlord arranges it post-checkout.
So if you think you’re saving £180 by skipping the cleaner, you’re not. You’re just gambling with your deposit – and if the landlord notices anything amiss, you’re likely to pay more than you would have in the first place.
What a Professional Cleaner Actually Does – That You Probably Won’t
Why a “Good Enough” Clean Isn’t Good Enough
Let’s be real. Most tenants do try to clean when they leave. I’ve seen plenty of efforts – and they’re usually decent. But decent isn’t the standard landlords or inventory clerks look for.
I once had a tenant say, “But I did clean the hob.” True. She’d wiped it down. But under the metal rings? Caked in burnt oil. Inside the extractor fan? Sticky dust. Around the knobs? Greasy residue.
That’s the kind of detail inventory clerks catch.
Here’s what my tenancy cleans include:
- Inside all kitchen appliances (yes, including the washing machine drawer)
- Descaling taps and shower heads
- Inside windows, window frames, and sills
- Skirting boards, door frames, behind radiators
- Removing limescale, mildew and mould in bathrooms
- Deep carpet vacuum with edges and under furniture
- Light fittings, switches, and plug sockets wiped clean
Most tenants don’t have the time or tools to do all that, especially when they’re packing and moving at the same time.
That’s why a pro clean gets your deposit back – and why DIY often doesn’t.
So, Does Tenancy Cleaning Really Cost You a Penny?
Only if you skip it.
Booking a professional cleaner is an upfront spend, yes. But it almost always means you get that money right back in your deposit – sometimes more if you’d missed something that could have led to extra deductions.
Think of it as an insurance policy on your deposit.
Tenants in London already deal with high rents, strict agents, and tight moving timelines. Tenancy cleaning shouldn’t be the thing that sinks your deposit.
Let someone like me take the cleaning off your hands. You’ll hand back the keys with peace of mind – and that full deposit in your pocket. And if you’re clever, you’ll book early, get a receipt, and hand it to the agent before they even ask.
Because in this city, tenancy cleaning is one of the few things that pays for itself.