“We already cleaned the place ourselves. Can the landlord still charge a cleaning fee? Is that reasonable?”
Many tenants face this situation at the end of a tenancy—
they feel the property is “clean enough,” but the landlord says it does not meet the check-in standard.
Here is a real case we recently handled:
Case Background
Property: A three-bedroom flat in West London
Deposit amount: £10,692.30
Tenant carried out their own cleaning before moving out
After inspection, the landlord found that the cleanliness level was clearly below the standard recorded in the check-in report
Process
1. Landlord inspected and documented the condition
On the check-out day, the landlord compared the property condition with the check-in report and photographed areas such as the kitchen, bathroom, and carpets.
Grease marks, limescale and dust were clearly visible.
The landlord informed the tenant and advised them to compare with the check-in documentation.
2. Tenant agreed to professional cleaning
After discussion, the tenant agreed to let the landlord arrange a professional cleaning service.
An invoice was provided as evidence once the cleaning was completed.
3. Landlord submitted a claim to the deposit protection scheme (TDP)
The landlord submitted the cleaning invoice (£203.50) and before-and-after photos to DPS, stating that only reasonable cleaning charges were deducted and the remaining deposit would be fully returned.
Arbitration Decision
The deposit scheme accepted that the landlord had provided:
- Clear check-in and check-out reports
- Before-and-after photographic evidence
- A cleaning invoice
The adjudicator ruled the deduction reasonable and approved the landlord’s £203.50 claim.
“The tenant cleaned” does not equal “returned to check-in standard.”
In UK deposit arbitration, the question is not whether the tenant cleaned the property, but whether the property’s cleanliness matches the check-in standard.
As long as the landlord can provide:
- Check-in / Check-out reports
- Clear photographic comparison
- A reasonable invoice
the adjudicator will usually support a fair deduction.
What Tenants Can Do
- Request the check-in report before moving out to understand the standard
- Take photos of their own cleaning
- If they disagree with deductions, they may request free ADR arbitration
What Landlords Can Do
- Ensure the deposit is properly protected (DPS / TDS / MyDeposits)
- Ensure deductions are reasonable, transparent, and evidence-based
- Do not profit from cleaning charges
In UK rental disputes, for both landlords and tenants, evidence is everything.
Reports, photos, and invoices are your strongest support in any deposit dispute.
