What Can a Landlord Deduct from a Deposit for Cleaning?

Deposit disputes are one of the most common flashpoints at the end of a tenancy. Cleaning is the single biggest cause of deductions — and also the most frequently contested. This guide explains what landlords can lawfully deduct, what evidence is needed, and how to avoid disputes altogether.

The Legal Position

A landlord can deduct from the deposit if the property is returned in a worse condition than it was provided, taking into account fair wear and tear. The tenant is not required to return the property in a better condition than it was at the start of the tenancy — only the same standard.

Deductions must be reasonable and proportionate. You cannot charge for a professional clean if the property was not professionally cleaned at the start of the tenancy.

What Cleaning Deductions Are Typically Permitted?

• Kitchen: Grease build-up on hob, extractor, and oven; dirty units and worktops; limescale on taps
• Bathrooms: Mould on grout, limescale on fittings, dirty toilet and basin
• Carpets: Stains beyond normal use, embedded dirt requiring professional extraction
• General: Dust on surfaces, dirty windows, rubbish left in the property

What Is NOT Permitted

• Deductions for fair wear and tear — minor scuffs, carpet pile flattening in walked areas, slight fading
• Charging for items that were already damaged or dirty at the start
• Charging for improvements rather than restoration (e.g. repainting an entire room when only a small area is marked)

The Importance of an Inventory

A detailed check-in inventory with photographs is essential. Without photographic evidence of the property's condition at the start of the tenancy, it is extremely difficult to justify any deduction through a deposit scheme adjudicator. The inventory should cover every room, every appliance, and the state of carpets, walls, and fixtures.

How to Handle a Cleaning Dispute

If the tenant contests a cleaning deduction, the dispute is referred to the relevant tenancy deposit scheme (TDS, DPS, or mydeposits). The adjudicator will weigh evidence from both parties. Landlords who can provide a professional check-in inventory, check-out report, and cleaning invoice generally have a strong case.

Using a professional end of tenancy cleaning company for the start-of-tenancy clean — and requiring the same standard at checkout — is the simplest way to establish a clear baseline.

Best Practice for Landlords

1. Always have the property professionally cleaned before the start of a new tenancy
2. Produce a detailed photographic inventory at check-in
3. Conduct a thorough check-out inspection with the tenant present where possible
4. Obtain quotes before making any deductions — you need to show the actual cost
5. Use a TDP-registered scheme and follow its adjudication process