Cleaning is the single most common reason a tenant loses part of
their deposit — for the fifth year running. According to the Deposit
Protection Service, cleaning was cited in 29.37% of all deposit claims
in 2025, up from 28.66% the year before (Deposit
Protection Service, 2026). The Tenancy Deposit Scheme reports
cleaning appearing in more than half of all dispute cases it
adjudicates.
The Renters’ Rights Act 2025 (in force May 2026) has raised the
stakes for how landlords handle deposit deductions. With Section 21
abolished and the private rental sector under greater regulatory
scrutiny, documenting deposit deductions — including cleaning — is more
important than it has ever been.
Key Takeaways – Cleaning is the #1 cause of deposit
disputes in the UK for the fifth year running — cited in 29.37% of all
DPS claims in 2025 – A valid cleaning deduction requires three things:
evidence the property is in worse condition than at check-in,
proportionate cost (actual cleaning cost, not a premium), and
documentation – “Professional clean required” clauses are not
automatically enforceable — the standard is return to check-in
condition, not a higher standard – The Renters’ Rights Act 2025 (May
2026) removed Section 21 and requires deposit deductions to be clearly
evidenced and justified – A professional end of tenancy clean with a
completion certificate provides both a clean property and the
documentation to support any residual deduction
What the Law Says
About Cleaning Deductions
Deposit deductions for cleaning are legally valid when three
conditions are met:
1. The property is in a worse condition than at
check-in
The standard is return to check-in condition. Not professionally
cleaned to a higher standard — the same standard as documented in the
check-in inventory. If the property was described as “clean” at
check-in, it must be returned in that state. If specific areas (such as
the oven or bathroom) were noted as cleaned, those areas must be
returned to that standard.
2. The deduction is proportionate
A deduction must reflect the actual, reasonable cost of the cleaning
required — not an inflated figure or a figure that effectively charges
the tenant for improvements beyond the check-in standard. This is the
“betterment” principle: a landlord cannot use a deposit deduction to
upgrade the property beyond its condition at the start of the
tenancy.
3. The deduction is documented
Evidence is essential. A check-in inventory with photographs, a
checkout report showing the condition at the end of the tenancy, and
evidence of the actual cleaning cost are all required to defend a
deduction in a deposit dispute adjudication.
What the Renters’
Rights Act 2025 Changes
The Renters’ Rights Act 2025 came into force on 1 May 2026 and made
two changes directly relevant to deposit deductions:
Section 21 abolished: Landlords can no longer issue
a no-fault eviction notice. This means tenancies continue until the
tenant chooses to leave or the landlord establishes a specific legal
ground for possession. The practical consequence for deposit disputes is
increased scrutiny: adjudicators and deposit protection schemes are
aware that with no easy route to possession, landlords have an incentive
to maximise deposit deductions, and they apply the evidence requirements
strictly.
Documentation under greater scrutiny: Deposit
protection schemes — Tenancy Deposit Scheme, Deposit Protection Service,
mydeposits — are the adjudicators for disputes. Under the new regulatory
environment, they are applying the evidence requirement more
consistently. A deduction without clear check-in and check-out inventory
comparison, supported by actual cost evidence, is harder to sustain.
For property managers and letting agents handling Manchester
portfolios, the practical implication is simple: the deposit deduction
process needs to be documented correctly from the start of every
tenancy, not assembled retrospectively when a dispute arises.
What Makes a Cleaning
Deduction Stick
The deposit protection schemes are clear about what evidence is
needed to sustain a cleaning deduction:
Check-in inventory with photographs: The inventory
must document the condition of the property at the start of the tenancy,
with photographs. Verbal descriptions alone are insufficient. The
photographs establish the baseline.
Checkout report with photographs: The checkout
report documents the condition at the end of the tenancy, again with
photographs. The comparison between check-in and checkout is what
demonstrates deterioration.
Actual cleaning cost evidence: The cost claimed must
be evidenced — either a receipt from a professional cleaning company or
a market-rate estimate. Landlords cannot claim an arbitrary figure; they
must demonstrate the deduction represents the actual cost of returning
the property to check-in standard.
Completion certificate from the cleaning company: If
the landlord commissioned a professional clean after the tenant vacated,
the completion certificate shows what was done and what it cost. This
closes the loop between the checkout evidence and the cost claimed.
Evidence Required for a Successful Cleaning Deposit Deduction
Source: TDS/DPS adjudication guidance; Renters’ Rights Act 2025
| Document | What It Demonstrates | Required? |
|---|---|---|
| Check-in inventory with photos | Baseline condition at start of tenancy | Essential |
| Checkout report with photos | Condition at end of tenancy vs. check-in | Essential |
| Cleaning receipt / invoice | Actual cost of cleaning carried out | Essential |
| Completion certificate (scope) | What areas were cleaned and to what standard | Strongly recommended |
| Tenancy agreement (cleaning clause if applicable) | Agreed standard at end of tenancy | Supporting |
Service, 2025–2026
What Won’t Sustain a
Deduction
“Professional clean required” clause without baseline
evidence: A tenancy agreement clause requiring a professional
clean at the end of the tenancy is not automatically enforceable unless
the check-in inventory shows the property was professionally cleaned at
the start. The deduction can only require the tenant to return the
property to the standard it was in — not to a higher standard.
Deductions for fair wear and tear: Reasonable
deterioration from normal occupancy — light marks on walls, carpet wear
from use — is not deductible. Only deterioration beyond what fair wear
and tear would produce can be the basis for a deduction.
Claiming more than the actual cost: If the clean
cost £120, the deduction cannot be £200. The deposit scheme will reduce
any deduction to the evidenced actual cost.
Deductions on deposit schemes where evidence is
missing: If a tenant disputes a deduction and the landlord
cannot produce the check-in inventory, checkout report, and cost
evidence, the adjudicator will typically find in the tenant’s favour.
The burden of proof sits with the landlord.
The Role of a
Professional End of Tenancy Clean
For landlords and letting agents, commissioning a professional end of
tenancy clean after a tenant vacates serves two purposes:
Practical: The property is returned to a clean,
lettable standard as quickly as possible, ready for re-marketing and a
new tenancy.
Documentary: The completion certificate from the
cleaning company provides documented evidence of what cleaning was done,
to what standard, and when. If any part of the cleaning cost is to be
deducted from the deposit, the certificate is the cost evidence.
A tenant who leaves the property genuinely clean may not need a
deduction at all — the clean confirms this. A tenant who leaves the
property not meeting checkout standard — the oven is the single most
common issue — means the landlord has both the checkout evidence and the
professional clean receipt to support the deduction.
For more on what checkout inspections cover and what letting agents
specifically check, see what
letting agents look for in a checkout clean.
Frequently Asked Questions
Can a landlord deduct for cleaning if the property was dirty
at check-in?
Only if the property is in a worse state at checkout than it was at
check-in. If the oven was dirty when the tenant moved in and is dirty
when they leave, there is no valid basis for a deduction on that item.
This is why the check-in inventory matters — it sets the baseline.
What happens if there’s no check-in inventory?
The absence of a check-in inventory significantly weakens the
landlord’s position in any deposit dispute. Without a documented
baseline, it is very difficult to prove the property has deteriorated.
Many disputes that landlords lose are lost for this reason alone.
Do tenants have to accept cleaning deductions?
No. If a tenant believes a deduction is unfair, they can raise a
dispute with the deposit protection scheme. The adjudicator reviews the
evidence from both sides and makes a determination. Most disputes are
resolved without going to court.
How long does a deposit dispute take to resolve?
Typically 4–8 weeks for adjudication through the deposit protection
schemes. The schemes aim to resolve standard disputes within 30 days
where both parties cooperate.
Related reading: What
Letting Agents Look for in a Checkout Clean | Void
Period Cleaning: What Property Managers Need to Know | End of
Tenancy Cleaning Checklist for Tenants and Landlords
Need a professional end of tenancy clean with completion
documentation for your Manchester property? Get a free quote from Atlon
Cleaning Services or call 0161 524
9966. We cover Greater Manchester and the wider North West.
