I’ve been cleaning London flats for over fifteen years, and if there’s one thing I’ve learnt, it’s that end of tenancy cleaning is rarely the problem—it’s the expectation. Time and again, landlords assume tenants know what “clean” really means. Then, when the tenancy ends, a dispute erupts over greasy ovens, dusty blinds, and carpets that look like they’ve been through a small war. From my experience, almost all of these disagreements could have been avoided if expectations were set clearly from the start.
In this article, I want to share professional advice for London landlords on how to set up explicit, realistic, and enforceable cleaning expectations. I’ll talk about what should go into a cleaning agreement, common mistakes landlords make, and how to handle disputes. Consider it a primer for keeping your property in good condition and avoiding messy deposit disagreements.
Why Clear Cleaning Expectations Protect Everyone
Clarity is the unsung hero of landlord-tenant relationships. Defining cleaning standards early doesn’t just protect your deposit—it protects your property and your sanity. When tenants know exactly what’s expected, they’re more likely to meet those standards, and you avoid hours of stressful haggling.
Avoiding the Endless “It Was Clean When I Moved In” Debate
I’ve lost count of how many times I’ve arrived at a flat to settle a dispute that could have been avoided. A tenant will insist they left it “clean,” while the landlord sees stains, dust, and a sticky cooker. The problem? Vague phrases like “return the property clean” leave room for interpretation.
Creating a written agreement and pairing it with detailed check-in photos or an inventory helps enormously. I once dealt with a dispute where a landlord claimed the carpets were filthy. Photos from the start of the tenancy proved the carpets were already worn and stained in some areas. A clear inventory saved everyone hours of argument—and kept the deposit claim fair.
Protecting the Property’s Long-term Condition
Regular deep cleaning keeps your property in better shape, especially in London flats where hard water and pollution can accelerate wear. Appliances last longer, carpets retain their colour, and surfaces resist grime when a professional clean is expected at the end of each tenancy. Treating end of tenancy cleaning as more than a box-ticking exercise ensures the property stays in a condition that attracts quality tenants—and ultimately protects your investment.
What London Landlords Should Include in a Cleaning Agreement
A well-worded cleaning agreement is a landlord’s best defence. Specificity matters. Without it, disputes over deposits become almost inevitable.
Define “Professional Standard” Clearly
When you say a property must be “professionally cleaned,” spell out what that means. Carpets should be shampooed, ovens degreased, limescale removed, and bathrooms scrubbed thoroughly. Avoid vague phrases like “clean and tidy,” which can mean different things to different people.
A professional invoice or receipt from a cleaning company can act as proof that the work was done to the agreed standard. Tenants are more likely to comply when they know what counts as a proper clean.
Agree on Timing and Responsibility Early On
Include a clause in your tenancy agreement specifying who is responsible for arranging the clean. Some landlords prefer tenants to book a professional clean themselves, but only from approved or insured cleaners. Others take the reins, organise the clean, and deduct the cost from the deposit transparently. Either approach works—but the key is agreeing on it upfront.
Specify Key Areas That Often Cause Trouble
Certain areas are always the source of disputes. Ovens, extractor fans, carpets, bathrooms, and windows seem to cause the most headaches. I remember one flat in Clapham where the oven hadn’t been touched in three years. Cleaning it properly took three hours and a lot of elbow grease. Specifying exactly which areas need attention avoids these unpleasant surprises.
Common Mistakes Landlords Make When Setting Cleaning Expectations
Even experienced landlords slip up. I’ve seen the same errors repeated over and over, and most are easily avoidable.
Assuming Tenants Understand the Same Standard of Cleanliness
Cleanliness is subjective. What looks sparkling to one person may seem grubby to another. International tenants or first-time renters may have very different expectations about what counts as “clean.” Without explicit instructions, your idea of acceptable cleaning might clash with theirs, creating friction at the end of the tenancy.
Relying on Verbal Agreements or Informal Emails
I cannot stress this enough: casual instructions don’t hold up in disputes. A quick text saying, “Please leave the flat clean” is far too vague. I once worked for a landlord who lost part of a deposit claim because there was no written agreement about cleaning. Document everything in the tenancy agreement or a signed addendum.
Forgetting to Communicate Mid-Tenancy
A gentle reminder a week or two before the tenancy ends can make a huge difference. Providing a checklist or short guidance note helps tenants plan ahead, prevents last-minute panic, and often improves the overall standard of cleaning. I’ve seen flats left in much better condition simply because the tenant had a reminder and knew exactly what to do.
The Role of Professional Cleaning Companies
Professional cleaning companies can be a landlord’s secret weapon. They take the guesswork out of end of tenancy cleaning and provide documented proof that standards have been met.
What Professional Cleaners Actually Do Differently
Professional cleaners bring experience, equipment, and the right cleaning products to the job. They tackle every surface systematically, from carpets to ovens, blinds to skirting boards. I’ve walked into kitchens so greasy you could write your name on the hob, and yet, after a professional clean, they look almost new. Tenants often underestimate how thorough a proper clean needs to be.
Why It’s Worth Documenting Everything
Insist on before-and-after photos and itemised invoices. These are invaluable if a dispute arises. I always provide landlords with photos of every room after a clean—it saves arguments and reinforces that professional standards were achieved. In my experience, landlords with documentation rarely lose deposit claims related to cleaning.
How to Handle Disputes Over Cleaning Costs
Even with clear agreements, disputes can happen. Handling them calmly and factually is the best approach.
Use the Inventory and Photographs
Visual evidence is your strongest ally. If a tenant contests a cleaning charge, photos showing the condition of the property at check-in and check-out speak louder than any argument. Close-ups of carpets, appliances, and sinks can clarify matters immediately.
Involve the Deposit Protection Scheme if Needed
London landlords often use schemes such as DPS, MyDeposits, or TDS to handle disputes fairly. If you’ve set clear cleaning expectations and kept receipts or invoices, these schemes almost always rule in your favour. Having documentation ready makes the process straightforward and stress-free.
Setting a Professional Tone From the Start
End of tenancy cleaning shouldn’t feel like an afterthought. Treat it as part of the professional relationship with your tenant. Be explicit, fair, and organised. Clear expectations not only protect your deposit but also improve the long-term condition of your property.
Tenants are more likely to take care of your flat if they understand the standard you expect, and professional cleaners can help maintain that standard. Over time, this approach saves money, reduces stress, and ensures your property stays attractive to future tenants.
A landlord who treats cleaning seriously sets the tone for responsible tenancy. After all, a well-maintained flat is not just a cleaner space—it’s a sign of respect for your property, your tenants, and your investment.
