Cleaning

Professionally cleaned End of Tenancy

The phrase “professionally cleaned” has become one of the most debated, misunderstood, and sometimes contentious parts of the end-of-tenancy process in the UK rental sector. It appears in thousands of Tenancy Agreements, is referenced by landlords, agents, and Inventory Clerks, and is often the deciding factor in whether a tenant receives their full deposit back. Yet despite how frequently it is used, very few tenants truly understand what landlords mean when they insist that a property must be “professionally cleaned” before the keys are returned. Even fewer realise that the legal meaning of the phrase has changed significantly in recent years, especially since the introduction of the Tenant Fees Act 2019.

For landlords, the term is a way of setting expectations and protecting their investment. For tenants, it can feel like a vague or unfair requirement, especially when they believe they have cleaned the property to a reasonable standard. And for cleaning companies, the phrase is often used as a marketing tool, even though the legal definition is not as clear‑cut as many assume. To understand what “professionally cleaned” really means, it’s important to explore why landlords use the term, what the law actually says, how Inventory Clerks interpret it, and whether tenants truly need to hire a professional cleaning company or provide a cleaning receipt at the end of their tenancy.

Read also: End of Tenancy Cleaning After Long-Term Tenancies (5+ Years)

Professionally Cleaned Explained

When landlords refer to a property being “professionally cleaned,” they are not simply talking about standard day to day cleaning or a quick spruce up. They are referring to a level of cleanliness that goes beyond everyday domestic cleaning and reaches a deeper, more detailed standard. Professional cleaning usually involves the use of specialist equipment, industrial‑strength cleaning products, and a systematic approach that covers areas tenants often forget about, such areas as extractor fan filters, oven trays, limescale removal, carpet shampooing, and deep cleaning behind any appliances.

However, the phrase itself is not actually legally defined. There is no legislation that sets out what a “professional cleaning” must include, nor is there a legal requirement for tenants to actually hire a professional cleaning company to complete the cleaning. Instead, the phrase is used as a benchmark. It describes the condition the property should be returned in, not the method used to achieve it. This distinction is crucial, because many tenants assume that if the Tenancy Agreement mentions professional cleaning, they are obligated to pay for it. When in reality, the law focuses on the finished outcome, not the process in achieving it.

Landlords often use the term because it provides clarity. If the property was professionally cleaned before the tenant moved in, the landlord expects it to be returned in the same condition at the end of the tenancy. This is known as the “like‑for‑like” principle. It is not about making the property cleaner than it was at check‑in, nor is it about achieving a hotel‑level finish. It is simply about restoring the property to the same standard recorded in the check‑in inventory.

This is where the Inventory Clerk becomes essential. Their role is to document the condition of the property at the start and end of the tenancy. If the check‑in report states that the property was professionally cleaned, the clerk will expect the same standard at check‑out. They do not judge based on whether a professional cleaning company was used; they judge based on what they see. This is why the phrase “professionally cleaned” is less about who does the cleaning and more about the standard achieved.

Check also: Who is responsible for end-of-tenancy cleaning ?

Why Landlords Use the Term

Landlords include the phrase “professionally cleaned” in Tenancy Agreements for several reasons, and most of them relate to consistency, risk management, and protecting the property’s long‑term condition. Over the years, many landlords have experienced situations where tenants believed they had cleaned the property adequately, only for the landlord to discover grease in the oven, limescale in the bathroom, or carpets that needed more than a vacuum. These issues can delay re‑letting, increase costs, and cause unwanted disputes.

By specifying “professional cleaning,” landlords aim to set a clear expectation from the outset. It signals that the property should be returned in a condition that meets a high standard, not just a quick once‑over. It also helps reduce disagreements at the end of the tenancy, because the standard is already documented in the inventory. If the property was professionally cleaned at check‑in, the landlord can reasonably expect it to be returned in the same condition.

Another reason landlords use the term is to protect the value of their property. Deep cleaning helps preserve fixtures and fittings, prevent long‑term damage, and maintain the property’s appeal to future tenants. For example, regular professional‑level carpet cleaning can extend the life of the flooring, while thorough oven cleaning prevents grease build‑up that can damage the appliance. Landlords are responsible for maintaining the property, but tenants are responsible for returning it in good condition. The phrase “professionally cleaned” helps reinforce this responsibility.

Landlords also use the term to streamline the turnover process between tenancies. A property that is returned clean can be re‑let more quickly, reducing void periods and ensuring a smoother transition. When tenants leave the property in a poor condition, landlords may need to arrange last‑minute cleaning, which can delay new tenants moving in. By setting the expectation of professional‑level cleaning, landlords reduce the likelihood of any unexpected delays.

Finally, the term also helps Inventory Clerks carry out their work more effectively. A clear, consistent standard makes it easier to compare the check‑in and check‑out reports. If the property was professionally cleaned at the start, the clerk knows exactly what to look for at the end. This reduces ambiguity and helps ensure that any deposit deductions are fair, justified, and supported by evidence.

Read also: Does A Landlord Have To Clean Before The Tenant Moves In

Is Professional Cleaning Mandatory?

One of the most common questions tenants ask is whether professional cleaning is mandatory at the end of a tenancy. The short answer is no. The Tenant Fees Act 2019 made it illegal for landlords to require tenants to pay for professional cleaning services. This means a landlord cannot insist that a tenant hire a cleaning company, nor can they charge a fixed fee for cleaning unless the tenant has caused damage or left the property in a worse condition than at check‑in.

However, this does not mean tenants can ignore the cleaning requirements in their Tenancy Agreement. While landlords cannot enforce the method  of cleaning, they can enforce the standard. If the property was professionally cleaned before the tenant moved in, the tenant must return it to the same standard. This is where the distinction between “professional cleaning” and “professional standard” becomes important.

Tenants are free to choose between DIY cleaning and hiring a professional cleaning company. Both options are legally acceptable, as long as the final result matches the check‑in condition. This is known as the “like‑for‑like” rule. If the property was not professionally cleaned at the start of the tenancy, the landlord cannot expect it to be professionally cleaned at the end. But if it was, the tenant must match that standard, even if they do the work themselves.

This is where many tenants run into difficulties. Achieving a professional‑level result through DIY cleaning can be challenging, especially for tasks like oven cleaning, carpet shampooing, and limescale removal. Professional cleaners use industrial‑grade equipment and specialist products that are not typically found in the average household. They also follow systematic cleaning processes that ensure every area is covered. While DIY cleaning is allowed, it requires time, effort, and attention to detail.

The key point is that professional cleaning is not mandatory, but the professional standard is. Tenants must return the property in the same condition it was provided, and if that condition was professional, they must match it.

Check also: End of Tenancy Cleaning- What Landlords Look for

Receipts, Proof & Inspections

Another common question is whether tenants need to provide a professional cleaning receipt at the end of their tenancy. In most cases, the answer is no. A landlord cannot legally demand a cleaning receipt unless they themselves have arranged cleaning after check‑out and are charging the tenant for it. Even then, the receipt is simply evidence of the cost incurred, not a requirement for the tenant.

Some landlords do request a cleaning invoice because it reassures them that the work was done, but legally, the receipt is not the requirement the cleanliness is. Inventory Clerks do not judge cleanliness based on paperwork; they judge it based on what they see during the inspection. The property either meets the recorded check‑in standard or it doesn’t.

During inspections, Inventory Clerks focus on the details that often get overlooked during standard cleaning. They check ovens, extractor fans, limescale, carpets, window tracks, skirting boards, switches, and the inside of cupboards. They compare the check‑in and check‑out reports line by line. If the property was professionally cleaned at the start, the clerk expects to see the same level of detail at the end.

Tenants can provide photos, videos, or their own cleaning checklist as proof of cleaning, but the ultimate proof is the condition of the property during the inspection. A professional cleaning receipt can be helpful, but it is not legally required.

Read also: Are tenants responsible for professional cleaning when moving out ?

Passing Without Professionals

Many tenants successfully pass check‑out inspections without hiring a professional cleaning company in London. The key is understanding what “professional standard” actually means and being willing to put in the time and effort required to achieve it. Professional cleaning goes beyond standard cleaning. It includes deep cleaning of ovens, descaling taps and shower heads, carpet stain removal, cleaning behind appliances, wiping inside cupboards, removing mould and mildew, polishing stainless steel, cleaning extractor fans, and washing walls where necessary.

DIY cleaning is perfectly acceptable, but it must be thorough. Tenants need to allow enough time, often 8 to 20 hours depending on the size of the property and use strong cleaning products. They also need to pay attention to areas that are not part of everyday cleaning routines. Many deposit deductions occur because tenants miss small but important details, such as oven trays, extractor fan filters, limescale on taps, carpet stain, window tracks, skirting boards, and the areas behind furniture.

There are situations where DIY cleaning may not be advisable. Properties with heavily stained carpets, mould growth, neglected ovens, or large HMOs often require professional equipment and expertise. In these cases, hiring a cleaning company may be the more practical option. However, for tenants who have maintained the property well throughout the tenancy, DIY cleaning can be a cost‑effective and successful approach.

Final Thoughts

“Professionally cleaned” is one of the most misunderstood phrases in the rental sector, but its meaning becomes much clearer when you separate the standard from the method. Landlords use the term to set expectations, protect their property, and ensure consistency across tenancies. Tenants are not legally required to hire professionals, but they are required to return the property in the same condition it was provided. Whether through DIY cleaning or professional services, the goal is the same: a clean, well‑presented property that reflects the condition recorded at the start of the tenancy.

Check also: Cleaners you can trust when leaving your flat for a cleaning

How are professional cleaners so fast?

The reason great professional cleaners work so fast is because they have a system that they abide by. They have a set routine that allows them to gain maximum success such as starting at the top and working their way down. They will usually start upstairs, most commonly in the bathroom. They start here because they can leave the toilet and anything that needs it to soak while they complete the rest and come back to rinse at the end. They work from the walls downwards so that the last thing in each room to be cleaned is the flooring, starting upstairs also allows them to bring rubbish and dirt down with them so that the clean flooring upstairs won’t need to be walked on again minimising the need to rewash. Once downstairs they will start in the most problematic room again this being the kitchen. Pre-soaking any appliances such as the oven or kettle to give the dirt time to lift while other areas can be completed. Using the same principle as upstairs ensuring that every surface is clean and then finishing again with the flooring working their way to finish at the exit door taking all rubbish with them. 

Read also: Should i do my end of lease cleaning on myself

How much do cleaning companies charge clients?

When professional cleaning companies charge for their cleaning services there are many factors they consider before giving you their best available price, Factors such as which type of clean you require whether it be After builders, Deep End of Tenancy Cleaning, Spring cleaning, Upholstery cleaning, Steam Carpet cleaning or a regular cleaning. All of these services come with a different pricing. If the cleaning company charges by the hour it can range from £13 to £25 per hour. They may have a set charge for the size of the property, this means that the bigger the property the higher the price they will charge. Most great cleaning companies will sort out the pricing before they agree to clean ensuring that there are no hidden charges at the end. In the rare case that there may be extra charges they should contact you to discuss before any further cleaning goes ahead. 

Check also: 8 Tips How to do End of tenancy cleaning on a budget 

What is the best way to find a cleaner?

The best way to find a trusted professional cleaner is by word of mouth, recommendations from friends and family give you the peace of mind that someone you already know and trust has received the services from the cleaning company already. This means that you could even go and see for yourself the results of their cleaning before deciding to use them in your own home. Other ways to check whether a cleaning company is the best is on websites online such as checkatrade and google. We would always advise doing some research on the company before vomiting to book them, checking their webpage to see what qualifications their cleaners have and what level of training they have received. On any true professional cleaning website you should be able to view before and after photos of their work, this is a cleaning company’s trophy case. It’s their way of showing off their work and is the best way to entice new customers to use them for their cleaning needs. 

Read also: Why is end-of-tenancy cleaning so important ?

Why is it so hard to find a cleaner?

The main reason it can be difficult to find a great cleaning company is simply due to shortage in cleaners, not many people want to clean for a living so cleaning companies struggle to find candidates that want to clean. The wage is fair however cleaning is not one of the best paid jobs on the market. Some cleaning jobs require the cleaners to provide their own cleaning equipment too; this makes it expensive to do for a job if the pay back isn’t rewarding enough, not to mention the need for transport to the properties; this can also add to the outgoings for cleaners. From the customers’ side of things, finding a trustworthy cleaning company can be time consuming. Spending time researching which company can provide the right service and at times that fit around daily life can be challenging. Once you find a professional cleaners in London it’s best to pay fairly and tip where it is deserved and possible, this helps cleaners continue to offer the best cleaning service that they can. 

Check also: How to hire a good cleaner for the end of lease cleaning ?

Common House Cleaning Mistakes to Avoid for a Healthier Home

Family-run cleaning business Premium Clean has noticed that when it comes to cleaning our homes, many people are making cleaning mistakes which are doing more harm than good to their houses, so check out the below list that they have put together and make sure you are avoiding these housework blunders to ensure your home is as clean and healthy as possible.

Read also: How to plan your domestic cleaning before the Christmas Holidays ?

Using Dirty Cleaning Tools

It is essential that when cleaning your home, you are using clean cleaning tools. Dirty tools will spread germs and dirt around your house more than you would realise, so after each clean, thoroughly clean any devices you use, including things such as your mop, broom, dustpan and brush, cloths and feather dusters.

Not Cleaning Before Disinfecting

Surfaces should be thoroughly cleansed before you disinfect them because disinfectants are less effective if dirt, dust, or grime are present. After all, it makes it harder for the chemicals to kill the bacteria, so always wipe down before disinfecting!

Check also: Spring Cleaning – Areas Not To Forget

Rubbing Stains Instead of Blotting

Stains rubbed into a carpet are one of the most common problems we encounter here at Premium Clean. It is important to blot any spillages with a clean cloth or kitchen towel to soak up as much liquid as possible without rubbing! Rubbing a stain can cause the fluid to seep deeper into the carpet or upholstery, causing more extensive stain removal that becomes harder to remove and damaging the fabric.

Wiping Surfaces Too Soon

After spraying anti-bacterial spray onto a surface, you must leave it for at least a couple of minutes for it to do its job and kill all the bacteria. If you wipe too soon, the cleaning spray will have the same effect as using just water.

Read also: 7 golden rules for home cleaning

Cleaning Surfaces with Sponges

This is a big no! Sponges harbour thousands of germs and are one of the most dirty things in our kitchens. If you are cleaning surfaces with a dirty sponge, you are spreading those germs around and making your surfaces dirtier than they were to start with, so ditch the sponge for a clean cloth!

Using the Same Cleaning Cloth Around the House

This is similar to using a sponge – once you have used a cloth to clean something, it must be washed before it can be used again to clean another area. You will probably have quite a few clean clothes for cleaning your whole house, so it’s good to purchase lots of clothes and then pop them in the washing machine together on a hot wash after every use. Top tip: rinse them before putting them in the washing machine to keep them cleaner.

Check also: How to Clean With Toothpaste

Not Providing Proper Ventilation

Ventilation is as essential for our houses as it is for our health. The air inside our homes can contain elevated levels of dust, moisture and odours, which put the house at risk of mould growth, so open your windows and doors as often as possible to let fresh, healthy air in for your home and your lungs.

Cleaning from the Ground Up

If you are cleaning from the ground up, you are making much more work for yourself! It may not be enough for you to have noticed, but once you start cleaning the higher areas, small amounts of dust or grime you haven’t picked up with your cloth will fall to the ground or lower surfaces. This means you will have to go over places you have already cleaned or cleaned again sooner because the dirt and dust have built up more quickly than they should have.

Read also: 3 Things to Check During End of Tenancy Cleaning

Read also: How much do I need to clean rental premises before vacating ?

Kill and Removing Mould

So, before removing mould spores, you must first find the leading cause. This can be coming from an external source or internal. A drippy drain pipe on the exterior wall can cause moisture to seep through the brickwork, causing damp spots inside your property. 

Mould can also be caused by internal causes such as poor ventilation and condensation. Much heated air in the bathroom or kitchen crashes into colder air on surfaces such as window panes and external walls with wallpaper. 

Once you have determined the main issue, you can look at how to remove and kill mould, stopping it in its tracks. So before you reach for the bleach and any other harsh chemicals, know that bleach is not a cleaning product that will do any good fighting against mould. We want to help you find an eco-friendly, safe product that can be used around children, pets and even allergy sufferers. 

After all, removing the mould protects your health, so 

you want to ensure whatever cleaning products you use aren’t going to cause damage to your health. You need to ensure that once the removal process has been started, there is correct ventilation to allow the cleaned area to dry thoroughly.

Check also: Can Cleaning Alone Ever Cost You Your Entire Deposit ?

Don’t forget mould and moisture.

There are a few ways to ensure that your property is correctly ventilated. Some choose to purchase dehumidifiers. However, this option can be costly on your energy bills, and these units require regular maintenance and regular cleaning. 

Some more cost-friendly methods include using some of the following cleaning products that can be found in most of your household pantries:

Nearly everyone will have a box of baking soda in the cleaning cupboard. This stuff is used in so many cleaning methods that it is a common item in your home. Its neutral pH makes it safe to use around everyone in the household, including pets and children. It works by absorbing the moisture that mould requires to grow. It also kills mould spores and deodorises the area, leaving no mouldy, damp, or small behind. 

Read also: What is Included in a Bathroom End of Tenancy Cleaning Service ?

Because of the absorption also allows the site to dry quickly, which is essential when fighting mould. You must begin by sprinkling baking soda directly onto the affected area and let it sit for approximately 1 hour. Then, using a stiff bristle brush, scrub the site thoroughly and wipe off any soda residue. Finally, rinse with warm, soapy water to remove any remaining mould. Always let the area completely dry by allowing as much airflow as possible. 

Another natural solution is vinegar.

Vinegar is naturally acidic and kills 80 per cent of mould species. Again, it is entirely safe to use around children and pets. Mix 1 part vinegar with 1 part water and put it into a spray bottle. Please apply to the affected area and let it sit for approximately 1 hour. 

After the recommended time, wipe the area using a damp cloth. This is to remove the acidic solution. Finally, again, allow the site to dry, providing correct ventilation. With this method, you may notice a lingering smell of vinegar briefly but don’t worry. This will disappear within a couple of hours. Vinegar is a very effective method for removing mould from all surfaces. Even clothing can be soaked in vinegar to kill off mould spores.

Check also: How To Clean Your Oven