How to start an end-of-tenancy cleaning business

1. Understand what an end-of-tenancy clean is for

At the end of a tenancy, the landlord or agent compares the property with the check-in inventory. If it is dirtier than at the start (allowing for fair wear and tear), they may propose deductions from the tenant’s deposit. Your job is to get the property back to that standard.

In England and Wales, most tenancy deposits must be held in a government-approved deposit protection scheme, and disagreements about deductions can go to the scheme’s free dispute service. Scotland and Northern Ireland have their own schemes.

Your customers might be tenants wanting their deposit back, landlords getting ready for new tenants, or letting agents managing many properties.

2. Build a room-by-room checklist

A written checklist keeps your work consistent, shows the customer exactly what they are paying for and protects you if there is a dispute. A typical one covers:

• Kitchen — inside and outside the oven, hob, extractor hood and filters, fridge and freezer (defrosted), inside cupboards and drawers, tiles, sink and taps
• Bathrooms — limescale on taps, shower screens and tiles, toilet including the base, extractor fan, mirrors
• Every room — skirting boards, doors and frames, light switches, sockets, radiators, window sills and inside windows, light fittings, floors
• Extras — carpet cleaning, outside windows, walls, balconies, garages

Take dated photos when you finish. If anything is questioned later, you have evidence of the state you left it in.

3. Get the right kit

End-of-tenancy work needs more than a regular clean. Expect to invest in oven-cleaning products, strong limescale removers, a steam cleaner, extendable tools for high areas, and plenty of cloths.

Many tenancy agreements and inventories mention carpets, so customers often ask for carpet cleaning too. You can either buy or hire a carpet cleaning machine, or partner with a specialist and keep it clear who is doing what.

If you use strong chemicals, read the labels and safety information, ventilate the room, and never mix products.

4. Price by property size and condition

Most end-of-tenancy cleans are sold at a fixed price by property size — studio, one bed, two bed and so on — with extras such as carpets, oven-only cleans or outside windows priced separately. They are usually priced well above a regular clean because they take much longer.

Before quoting, ask for photos, the number of bedrooms and bathrooms, whether the property is furnished, and the key handover deadline. A property left in poor condition can take twice as long as one that was kept tidy, so price for the job in front of you.

Our guide to pricing cleaning jobs explains how to set your rates, and the cleaning price calculator gives a starting estimate of hours.

5. Set clear terms, including re-cleans

Put your terms in writing before you start:

• Exactly what is included, matched to your checklist
• That the property must be empty of belongings, with electricity and water on
• How you get access and return keys
• Your re-clean policy — for example, returning to fix any item from your checklist that the agent flags within a set number of days, at no charge
• What is not covered, such as damage, stains that will not come out, or items outside the checklist

A clear re-clean policy is one of the best selling points you can offer, and limiting it to your checklist keeps it fair to you.

6. Work with letting agents and landlords

One letting agent can send you more work than dozens of individual tenants. To win them over:

1. 1Start with independent agents near you, in person if you can, with a short price list and your insurance and DBS details
2. 2Offer to do a first clean so they can judge your work
3. 3Be reliable on deadlines — agents often have new tenants arriving the next day
4. 4Send photos and a short report when you finish, so they do not need to visit
5. 5Invoice clearly and on time, and agree payment terms up front

Landlords with several properties work the same way. A good relationship can also lead to regular cleans of communal areas or mid-tenancy cleans.

7. Check your insurance covers the work

Tell your insurer you do end-of-tenancy cleaning, and check your public liability policy covers it — including keys, and any carpet cleaning you do. Agents may ask to see your certificate. See cleaning business insurance.

Customers can book end-of-tenancy cleaning on Holler, so listing the service in the app is another way to reach tenants and landlords near you, with customers paying in the app.

Questions people ask

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