Carpet and upholstery cleaning is one of the most common deductions from a London tenancy deposit, and one of the most commonly disputed. Tenancy agreements usually require carpets to be "professionally cleaned" at check-out, and inventory clerks look specifically at traffic lanes, stair nosings, sofa seat cushions and mattress condition.
The practical issue is evidence. Deposit schemes weigh documentation heavily, and a dated, itemised receipt from a cleaning company naming the rooms and items cleaned is the single most useful thing a tenant can produce. Without it, the argument tends to come down to one party's word against the other's.
We do a lot of these. They are usually booked at short notice, often on the day the van is loading, and we work to the check-out time rather than to a leisurely schedule.
What a end of tenancy visit includes
- All fitted carpets, including hall, stairs, landing and inside fitted wardrobes
- Sofas, armchairs, dining chairs and mattresses as required by your inventory
- Traffic lanes, door thresholds and stair nosings given extra attention
- Dated, itemised receipt naming each room and item cleaned
- Fast-dry setup with air movers so the property can be locked up the same day
- Short-notice, evening and weekend slots wherever we can fit them
What deposit schemes actually look for
Deposit adjudicators work on the principle of returning the property to its check-in condition allowing for fair wear and tear. That distinction matters more than most tenants realise. Soiling is your responsibility; wear is not. A traffic lane that is dark because of soil should be cleaned; the same lane that is dull because the fibre has abraded over a three-year tenancy is fair wear and tear, and a deduction for it is arguable.
What tips a dispute is contemporaneous evidence. The check-in inventory with photographs, the check-out report, and your professional cleaning receipt. Where all three exist, disputes usually resolve quickly. Where the receipt is missing, the landlord's quote for remedial cleaning tends to stand.
Our receipts name the property address, the date, and each room or item cleaned individually, because "carpet cleaning — £180" is much weaker evidence than a line-by-line list. We do not make claims on the receipt about the resulting condition, because that is the inventory clerk's job, not ours.
End of tenancy: before and after
Real customer jobs. Drag the handle to compare.
Timing a check-out clean so it actually helps
Book the clean after the property is empty and before the check-out inspection — ideally the same day or the day before. Cleaning with furniture still in place leaves uncleaned rectangles that a clerk will photograph, and cleaning after the inspection is worth nothing for your deposit.
Allow for drying. A clerk who arrives to visibly wet carpet may note it, and in a locked, unventilated empty flat drying takes longer than in a lived-in home. We bring air movers to check-out jobs as standard for that reason.
If your agent has named a required standard or a specific supplier, read the clause carefully. A landlord can require professional cleaning, but under the Tenant Fees Act 2019 in England they generally cannot compel you to use one named company. Any reputable firm with a proper receipt should satisfy the requirement.
End of tenancy prices
Typical ranges for this service. Where your job sits depends on size, fabric and condition — send a photo on WhatsApp or call and we will agree your exact price before you book.
| Item | Typical range |
|---|---|
| 1-bed flat, carpets throughoutTypically 2 hours | £95–£140 |
| 2-bed flat, carpets throughoutTypically 3 hours | £130–£185 |
| 3-bed house, carpets and stairsTypically 4 hours | £180–£250 |
| Add sofa or mattressPer item, with the above | £45–£75 |
Whole-property packages are cheaper than room-by-room. Tell us the property size and we will talk you through the price.
Estimates, not final quotes. These are guide ranges based on typical London rates. A smaller or lightly soiled job can come in under the range, and a big or badly soiled one can sit above it. We agree your actual price with you on the phone or on WhatsApp before anything is booked.
See the full price list for every service.
Where we do most of this work
End of tenancy is one of the most requested services in these boroughs. Each page covers local access, parking and housing stock.