England · Deposit deductions

Can my landlord make me pay for a professional clean? (England)

No. Since the Tenant Fees Act 2019, a landlord in England can't require you to pay for a professional clean. What they can do is claim the real cost of cleaning if you left the home dirtier than you found it.

Short answer

A clause making you pay for professional cleaning is not binding. You can do the cleaning yourself.

What decides it

Was the home less clean at the end than at the start? The check-in report is the main evidence.

Wear and tear?

Doesn't apply to cleaning: dirt is never "wear".

Who must prove it

The landlord. The deposit is yours until they do.

What the law says

The Tenant Fees Act 2019 bans landlords and agents from requiring a tenant to enter into a contract with a third party for a service in connection with the tenancy. The government's guidance gives the example directly: a landlord "cannot require a tenant to pay for a professional clean" at check-out, and can't make you use a particular cleaning company.

A landlord may ask for the home to be cleaned to a professional standard. You're responsible for handing it back as clean as you received it. If it isn't, they can claim what it reasonably cost to put that right, backed by an inventory, receipts and invoices.

How deposit adjudicators decide

• They compare cleanliness at the start and the end. They "will not make an award solely on the basis of an obligation in the tenancy agreement" (TDS).
• If the check-in report doesn't mention cleanliness, they won't assume the home was clean. "Good condition unless otherwise stated" doesn't count.
• Fair wear and tear isn't relevant in cleaning claims.
• Invoices should be itemised. If the work was more than needed, or ignores dirt that was there at check-in, the award is usually reduced.

What helps you

• Read the check-in report on day one. If it says "professionally cleaned" and it wasn't, write that on the report and keep a copy.
• Clean before you leave and photograph the kitchen, bathroom and appliances afterwards. Adjudicators say photos carry most weight for individual items such as ovens.
• Ask for the check-out report and compare it line by line with check-in.

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] from my deposit for professional cleaning at [address].

Under the Tenant Fees Act 2019 I can't be required to pay for a professional clean, and a clause requiring it is not binding. I can only be charged if the property was less clean at the end of the tenancy than at the start.

The check-in report of [date] [does not describe the cleanliness of the property / records the following: ...]. My photos taken on [move-out date] show the kitchen, bathroom and appliances after I cleaned.

Please return the full deposit, or send the check-in and check-out reports and an itemised invoice showing what cleaning was needed beyond the condition at the start.

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

• Carpet 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 · Tenant Fees Act 2019: guidance for landlords and agents (professional cleaning) · TDS: how we approach cleaning disputes · DPS: common dispute misconceptions. General information, not legal advice.