The landlord got a professional cleaner in and deducted £250 — can they do that?

Only if the property was left in a dirtier state than at the start of the tenancy (beyond wear and tear). If your check-out photographs show the property was reasonably clean, the adjudicator will assess whether a £250 professional clean was justified. Large cleaning bills without evidence of a dirty property are often reduced significantly.

There was no check-in inventory — does that help me or hurt me?

It typically helps tenants. Without a check-in inventory, the landlord cannot prove what condition the property was in at the start. Adjudicators are reluctant to allow full cleaning deductions where there is no baseline for comparison.

Can the landlord deduct for cleaning if I hired a professional cleaner myself?

Not if you can prove the clean was carried out. A receipt from a professional cleaning company showing the address and date is strong evidence. An adjudicator would be unlikely to award a landlord cleaning deduction where you have already paid for a professional clean.

The landlord says the oven was dirty — I disagree. What happens?

Both parties submit their evidence to the adjudicator. If you have check-out photographs showing the oven was clean, those carry significant weight. If neither party has photographs of the oven specifically, the adjudicator may make a partial award. Oven cleaning is a common disputed item — specific photographs of the oven at check-out are very useful.

Unfair Cleaning Deduction From Your Deposit — How to Dispute It

By GetRighted Legal Research TeamLast updated July 2026

Summary

Cleaning is the most common deposit deduction — and the most commonly disputed. Landlords can only deduct for cleaning if the property was left in a worse state than at the start of the tenancy (beyond fair wear and tear). If you have a signed check-in inventory showing a clean property and check-out evidence showing you left it clean, cleaning deductions are hard to justify. Dispute through the deposit scheme's free Alternative Dispute Resolution (ADR) service within the scheme's deadline.

Evidence That Wins Cleaning Disputes

Gather these before submitting your dispute:

✓Signed check-in inventory — note the cleanliness standard described at the start of the tenancy
✓Check-out photographs — date-stamped images of every room, kitchen, bathroom, and oven
✓Any check-out inventory or report from the check-out inspection
✓Receipts for professional cleaning you carried out before leaving
✓Written communication with the landlord accepting the property's condition at check-out
✓Your tenancy start and end dates — wear and tear increases with tenancy length

Dispute Steps

How the ADR process works for cleaning disputes:

1Within 10 days of tenancy end: Landlord claims cleaning deduction from deposit
2If you dispute: Notify the deposit scheme and request ADR
3Evidence submission: Both parties submit evidence within the scheme's deadline
4Adjudication: Independent adjudicator applies scheme guidelines
5Decision: Binding; scheme releases deposit accordingly

Wear and Tear vs Damage

Adjudicators apply the 'betterment' principle — a landlord cannot use a tenant's deposit to leave the property in a better condition than at the start. If the oven was described as 'clean' at check-in and is described as 'dirty' at check-out, a cleaning deduction may be justified. But if the tenancy was 3 years long and the oven shows normal use, some reduction for wear and tear applies. A professional clean costing £300 is unlikely to be fully justified for minor marks in a long tenancy.

What to Expect

Cleaning disputes are among the most common ADR cases. Adjudicators apply the scheme guidelines consistently — the check-in inventory is crucial. Where no check-in inventory exists, landlords struggle to establish what condition the property was in at the start, and adjudicators are reluctant to allow full cleaning deductions. If you have strong check-out photographs showing the property clean, cleaning deductions are unlikely to be upheld.

Sources

Housing Act 2004, Sections 213–215
Tenancy Deposit Scheme adjudication guidelines (Deposit Protection Service)
Landlord and Tenant Act 1985

Frequently Asked Questions

The landlord got a professional cleaner in and deducted £250 — can they do that?: Only if the property was left in a dirtier state than at the start of the tenancy (beyond wear and tear). If your check-out photographs show the property was reasonably clean, the adjudicator will assess whether a £250 professional clean was justified. Large cleaning bills without evidence of a dirty property are often reduced significantly.
There was no check-in inventory — does that help me or hurt me?: It typically helps tenants. Without a check-in inventory, the landlord cannot prove what condition the property was in at the start. Adjudicators are reluctant to allow full cleaning deductions where there is no baseline for comparison.
Can the landlord deduct for cleaning if I hired a professional cleaner myself?: Not if you can prove the clean was carried out. A receipt from a professional cleaning company showing the address and date is strong evidence. An adjudicator would be unlikely to award a landlord cleaning deduction where you have already paid for a professional clean.
The landlord says the oven was dirty — I disagree. What happens?: Both parties submit their evidence to the adjudicator. If you have check-out photographs showing the oven was clean, those carry significant weight. If neither party has photographs of the oven specifically, the adjudicator may make a partial award. Oven cleaning is a common disputed item — specific photographs of the oven at check-out are very useful.

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