Tenant Fees Act 2019 & Cleaning: What Landlords Can and Can't Charge You For
We get this question constantly: "My agent says I have to pay for professional cleaning — is that true?" Since 1 June 2019, the answer is almost always no. But there's a catch. Not paying for a professional cleaner doesn't mean you can hand back a dirty property. Here's exactly where the line is.
📍 England only. This guide covers private assured shorthold tenancies in England. Scotland, Wales, and Northern Ireland have separate legislation.
The One-Line Version
You must return the property as clean as when you moved in. You don't have to use a professional cleaner to do it.
Landlords and agents cannot require professional cleaning. But if you leave it dirtier than at check-in, they can deduct cleaning costs from your deposit — with evidence.
Before 2019, leases routinely included clauses saying "the tenant must return the property professionally cleaned." Those clauses are now void. The Tenant Fees Act doesn't tell you how to clean the property — it just removes the obligation to pay a specific type of company to do it.
What landlords often don't advertise: the standard still has to be met. "You don't have to hire a cleaner" is not the same as "you can hand it back however you like." We've seen tenants lose deposit money because they interpreted the Act as a get-out-of-cleaning card. It isn't — it's a get-out-of-being-overcharged card.
What Actually Changed
The Act shifted power firmly towards tenants. Toggle between before and after to see the specific changes that affect your cleaning obligations.
What Actually Changed in 2019
Toggle to compare before and after the ActBanned. No agent or landlord can require you to use a professional cleaner or include a mandatory cleaning fee in your contract.
The standard is 'at least as clean as at check-in'. You can do it yourself. Professional cleaning is one way to meet the standard, not the only way.
They can still deduct — but only if the property is left dirtier than at check-in, and they must evidence it with inventory reports and photos.
Any such clause is now void and unenforceable, even in contracts signed before June 2019 (the Act was extended to all ASTs from June 2020).
Trading Standards can fine agents up to £5,000 for a first offence and £30,000 for a second. The tenancy deposit schemes can also rule in your favour.
What Landlords Can and Can't Still Deduct For
The Act banned mandatory cleaning requirements — it did not ban deposit deductions for cleaning. Here's the split:
Can still deduct (with evidence)
🍳
Oven grease not present at check-in
🚿
Bathroom limescale beyond what was there at move-in
🧹
Carpet stains you caused during the tenancy
🦠
Mould caused by lifestyle (not structural)
🗑️
Rubbish or belongings left behind
🐾
Pet odours or pet-related damage
🪟
Dirty windows beyond normal use
🕷️
Heavy dust and cobwebs from neglect
Cannot deduct
🪣
Flat cleaning fee regardless of condition
👔
Professional cleaning just because last tenant paid
☀️
Carpet fading from sunlight (wear and tear)
💧
Light limescale from normal use in hard-water areas
🖼️
Minor wall scuffs from normal furniture placement
🔧
Issues you reported in writing but they didn't fix
📋
Anything not documented at check-in vs. check-out
💶
More than the actual cost to restore to move-in condition
📋 The evidence test — what they need to justify any deduction:
→ A check-in inventory/report showing original condition
→ A check-out report showing current condition
→ Clear difference between the two — not just 'it's dirty'
→ A reasonable, evidenced cost to restore it (quote or invoice)
Can They Charge Me For That?
Ten real scenarios we hear from tenants — select one and get a straight answer.
Can They Charge Me For This?
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Your 4 Rights — In Plain English
These are the rights the Act gave you. Know them before you move out.
You cannot be required to hire a professional cleaner
Full stop. Not in the contract, not verbally, not via an agent. If it's written into your lease, that clause is unenforceable. You can clean the property yourself.
The standard is 'as clean as move-in' — not 'professionally cleaned'
Your move-in condition (documented in the inventory) sets the bar. If you hit that standard by cleaning yourself, no deduction is justified — regardless of what anyone says.
Any deduction must be evidenced and proportional
They need a check-in report, a check-out report, and a reasonable quote. Vague 'cleaning charges' without evidence won't survive an adjudication dispute.
You can dispute unfair deductions for free
All three deposit protection schemes (DPS, MyDeposits, TDS) offer free adjudication. If the evidence isn't there, you get the money back. Most disputes take 4–6 weeks.
If Your Agent Insists Anyway
It happens. Agents who've been doing things a certain way for years don't always update their practices overnight. If your agent or landlord is demanding professional cleaning or charging a flat cleaning fee:
Put it in writing
Reply by email so there's a paper trail. Ask them to specify what cleaning standard they require and on what contractual basis.
Quote the Act back
The Tenant Fees Act 2019, Section 1 prohibits charging tenants for services, including mandatory cleaning services. Any written demand referencing a mandatory cleaning clause is unlawful.
Report to Trading Standards
If they persist, contact your local authority's Trading Standards team. A first breach can result in a £5,000 fine for the agent.
Raise a deposit dispute
If they've already taken money, raise a dispute with your deposit protection scheme immediately. Adjudicators are well aware of the Act. See our guide on how to dispute deposit deductions.
💡 The practical middle ground: We often recommend getting a professional clean anyway — not because the law requires it, but because it's the cleanest way to remove all arguments before they start. A receipt proves you took the obligation seriously. For most 1–2 bed properties, it costs less than a disputed deposit deduction and far less than the stress of a 6-week adjudication.
Professional End of Tenancy Cleaning
You're not required to book us. But if you do, you'll have a receipt, a guarantee, and no cleaning argument to win. We cover all London boroughs with a 72-hour re-clean guarantee.
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Deni is a seasoned professional with over 10 years of experience in content marketing and vast knowledge in the cleaning business. He specializes in creating engaging content that drives growth and builds brand identity. Passionate about innovation, Deni believes in delivering value through impactful messaging and providing value to readers in a concise and comprehensive manner.
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