England · Deposit deductions

Can my landlord charge for carpet cleaning? (England)

Only if the carpets are dirtier than when you moved in. You can't be made to pay for a professional carpet clean as a rule, and worn carpets from normal use are not your cost.

Cleaning

Chargeable only if the carpets are less clean than at check-in. A "must be professionally cleaned" clause isn't binding.

Wear

Flattened pile and walkway wear from normal use are fair wear and tear.

Stains and burns

Usually damage. The remedy is cleaning or repair first, replacement only if it can't be fixed.

Replacement

Only a share, based on the carpet's age. A landlord can't get a new carpet for an old one.

Cleaning versus damage

Dirty carpets are a cleaning question: the adjudicator compares the check-in and check-out reports. TDS's own example check-in schedule lists carpets separately, with notes like "not professionally cleaned", because a general "good condition" line doesn't show how clean they were.

The Tenant Fees Act 2019 means a landlord can't require you to pay a carpet-cleaning company. If the carpets are as clean as at the start, there's nothing to charge.

Wear and tear

The deposit schemes define fair wear and tear as "reasonable use of the premises by the tenant and the ordinary operation of natural forces". Their guide says light marks on a carpet may have to be seen as unavoidable, while damage such as nail-varnish spills or iron burns from negligence can make a tenant liable. Adjudicators also weigh how long you lived there, how many people lived there, and the carpet's quality and age.

If the landlord wants a new carpet

Replacing an old carpet at your cost is "betterment", and the schemes don't allow it. Their worked example: a replacement costs £500, the carpet was 2 years old and that type lasts about 5 years. It had 3 years of life left, so the most the tenant pays is £300, not £500.

What helps you

• At move-in, photograph each carpet: wide shots and close-ups of any stains, wear or burns already there, and get them added to the check-in report.
• Vacuum and spot-clean before you leave, then photograph the same views.
• Ask how old the carpet is. It changes how much you can be charged.

A letter you can send

Copy this, fill in the brackets and send it by email so you have a dated record.

Dear [name],

You have proposed deducting [amount] for [cleaning / replacing] the carpets at [address].

I can only be charged if the carpets were less clean or more damaged at the end than at the start, after allowing for fair wear and tear. A requirement to pay for professional carpet cleaning is not binding under the Tenant Fees Act 2019.

My photos from [move-in date] show [describe existing marks or wear], and my photos from [move-out date] show the carpets after I cleaned them. [If replacement is claimed:] Please also tell me the carpet's age, as any charge must allow for its age and expected lifespan.

Please return the full deposit, or send the check-in and check-out reports and an itemised invoice.

Kind regards,
[name]

If your landlord won't move

Your deposit must be in a government-approved scheme (DPS, mydeposits or TDS), and each one has a free dispute service. An adjudicator decides on the written evidence from both sides. The deposit stays yours until the landlord proves the deduction. See the England and Wales guide for the deadlines and how to start a dispute.

Other common deductions in England

• End-of-tenancy cleaning
• Repainting
• Nail holes and Blu-tack
• Oven cleaning

Also useful: wear and tear or damage? · deposit deadline calculator · move-in photo checklist

Sources: Tenant Fees Act 2019, section 1 · TDS: how we approach cleaning disputes · TDS, DPS and mydeposits: guide to deposits, disputes and damages. General information, not legal advice.