What the law says in England
The Tenant Fees Act 2019 limits the payments landlords and agents can require from tenants of most assured shorthold tenancies, student lets and licences in England. Requiring a tenant to pay for a professional cleaning service – whether by using a named company, paying a cleaning fee or providing a receipt from a professional cleaner – is not one of the permitted payments.
Government guidance for landlords is clear that a tenancy agreement can't require a tenant to have the property professionally cleaned at the end of the tenancy. A clause that does so is unenforceable.
Wales, Scotland and Northern Ireland
In Wales, the Renting Homes (Fees etc.) (Wales) Act 2019 similarly bans most fees for occupation contracts, including charges for professional cleaning. Scotland has long prohibited landlords from charging premiums beyond rent and a refundable deposit, and Northern Ireland has its own tenancy regulations. The details differ, so check the official guidance for your nation, but the general direction is the same: landlords can expect a clean property, not a specific paid service.
What you still have to do
The ban on professional cleaning clauses doesn't mean you can leave a property dirty. Tenants must return the property in the same condition – including cleanliness – as at the start of the tenancy, allowing for fair wear and tear. If the check-in inventory says the property was professionally cleaned, the standard you need to meet is high.
If you leave it less clean than it was, the landlord can make a reasonable deduction from your deposit to cover the cost of cleaning it to the check-in standard. That's a deduction for actual loss, not a fee.
How deductions are judged
If a landlord deducts for cleaning and you disagree, the deposit protection scheme's adjudicator compares the check-in and check-out reports. They'll ask whether the property was less clean than at the start, whether the claimed cost is reasonable for the work needed, and whether any of it is fair wear and tear.
Adjudicators generally don't accept a flat 'professional cleaning fee' if the property was left clean. They do accept reasonable costs where the check-out evidence shows cleaning was needed. See deposit deductions for cleaning for examples.
Get quotes from local cleaners
If your agreement has a cleaning clause
Practical steps if your tenancy says professional cleaning is required:
- Don't panic – the clause is likely unenforceable for most English and Welsh tenancies
- Clean the property thoroughly to the check-in standard, using our end of tenancy cleaning checklist
- Take dated photos and video after cleaning
- If you choose to hire a professional, keep the invoice – it's useful evidence
- If a landlord deducts a fee for 'professional cleaning' regardless of condition, challenge it through the deposit scheme
Advice for landlords
Landlords can and should set clear expectations: a detailed check-in inventory with photos, a note of whether the property was professionally cleaned, and a reminder of the cleaning standard before the tenant moves out. Offering tenants a list of reputable local cleaners is fine, as long as using one isn't compulsory.
At the end of the tenancy, deductions should reflect the actual cost of bringing the property back to the check-in standard. Our guide to cleaning between tenancies covers turnaround cleans.
Deciding whether to hire a cleaner
For many tenants, the question isn't whether they're legally required to hire a professional, but whether it's worth it. Our comparison of DIY vs professional end of tenancy cleaning weighs up the time, cost and risk, and our end of tenancy cleaning page explains what's included.
