If you’re renting a property in the UK, you may have heard that the Renters’ Rights Act brought major changes to the private rental sector from 1 May 2026.
The reforms changed how many private tenancies operate. Assured shorthold tenancies were abolished, most existing assured shorthold tenancies became assured periodic tenancies, and Section 21 “no-fault” evictions were ended.
But what about something much more practical: end-of-tenancy cleaning? If you’re preparing to move out, our end-of-tenancy house cleaning guide for tenants is a good starting point, but you may still be wondering:
- Can your landlord require you to pay for professional cleaning?
- Can they charge you a cleaning fee?
- Can cleaning costs be taken from your tenancy deposit?
- Has the Renters’ Rights Act changed any of these rules in 2026?
The short answer is: not directly. The Renters’ Rights Act changed important aspects of private renting, but it did not create a general requirement for tenants to pay for professional end-of-tenancy cleaning.
The rules concerning tenant charges are primarily governed by the Tenant Fees Act 2019, as amended, together with the terms of the tenancy and the rules governing tenancy deposits.
What Is the Renters’ Rights Act 2026?
The Renters’ Rights Act 2025 introduced major changes to private renting in the UK, with the main private-sector reforms taking effect on 1 May 2026.
Among the key changes:
- Assured shorthold tenancies were abolished.
- Most existing assured shorthold tenancies automatically became assured periodic tenancies.
- New private assured tenancies are generally periodic rather than fixed-term.
- Section 21 “no-fault” evictions were abolished.
- New rules apply to how landlords can increase rent and regain possession of a property.
An assured periodic tenancy runs on a rolling basis rather than having a fixed end date — for example, month to month or week to week, depending on the rent period.
These are significant changes, but they don’t mean the law has introduced a new blanket rule requiring tenants to pay for professional cleaning when they leave.
Does the Renters’ Rights Act Change End-of-Tenancy Cleaning Rules?
Not directly.
The Renters’ Rights Act changed the structure and operation of private tenancies, but it did not introduce a general requirement that every tenant must pay for professional end-of-tenancy cleaning.
Instead, cleaning-related charges need to be considered under the existing rules governing tenant payments, tenancy obligations and deposit deductions.
The Tenant Fees Act 2019 sets out the payments that landlords and letting agents can require from tenants in the UK. Payments outside the permitted categories can be prohibited, and the current government guidance on the Act was updated in 2026. For a deeper look at how this plays out in practice, see whether a landlord can charge you for cleaning.
This creates an important distinction between four different situations:
- A compulsory cleaning fee — a landlord cannot simply impose a prohibited cleaning fee because the tenancy has ended.
- The tenant’s responsibility to leave the property appropriately clean — a tenant can still be required to return the property in the condition required by the tenancy, allowing for fair wear and tear.
- A genuine cleaning-related loss — if a tenant fails to meet their obligations and the landlord suffers a genuine loss as a result, the landlord may be able to seek compensation.
- A deposit deduction — where the relevant tenancy deposit rules apply, a landlord may propose a reasonable deduction supported by evidence.
So the key question isn’t simply whether the word “cleaning” appears in a claim — it’s whether the landlord is imposing a prohibited fee or seeking reasonable compensation for an actual loss caused by the tenant.
Can a Landlord Still Charge You for Cleaning in 2026?
A landlord cannot simply invent a cleaning charge and add it to your final bill.
The Tenant Fees Act restricts the payments that landlords and letting agents can require from tenants in the UK. Current government guidance covers permitted payments such as rent, tenancy deposits, holding deposits, certain default payments, certain payments connected with changes to a tenancy, and specified bills.
A standalone compulsory “end-of-tenancy cleaning fee” should therefore not be treated as an automatic charge that a landlord can impose simply because you’re moving out.
However, that doesn’t mean a tenant can leave a property in any condition without consequences.
A tenant may still have obligations under the tenancy agreement concerning the condition of the property. If the tenant leaves the property substantially dirtier than required and the landlord suffers a genuine loss as a result, the landlord may be able to pursue compensation, subject to the relevant legal rules and evidence. Understanding your tenant cleaning responsibilities when moving out beforehand helps you avoid this situation altogether.
The distinction is important: a landlord cannot turn a prohibited fee into a lawful charge simply by calling it a “cleaning cost.” But a genuine loss caused by a tenant’s failure to meet their obligations may be treated differently from a blanket fee.
Can a Landlord Force You to Pay for Professional Cleaning?
This is one of the most common questions tenants ask.
A landlord may require the property to be returned to an appropriate standard of cleanliness, but that’s different from requiring the tenant to pay for a professional cleaning service.
Government guidance has previously made this distinction clear: a landlord or agent cannot require a tenant to pay for a professional clean simply as a condition of leaving, but they can require the property to be cleaned to an appropriate or professional standard.
What if the tenancy agreement says “professional cleaning required”?
Don’t assume that wording in a tenancy agreement automatically makes a compulsory professional-cleaning payment lawful.
Consider the difference between these two clauses:
- “The tenant must pay £X for professional cleaning when the tenancy ends.”
- “The tenant must return the property in an appropriate state of cleanliness.”
The first attempts to impose a payment. The second establishes a standard that the tenant is expected to meet.
A tenant may therefore be able to clean the property themselves, provided they return it to the required standard. The important issue is the condition of the property when it’s returned — not whether the tenant used the landlord’s preferred cleaning company. This is a similar issue to cleaning requirements not communicated by your letting agent beforehand, where terms sprung on tenants late in the process carry little legal weight.
Does the Tenant Fees Act Still Apply After the Renters’ Rights Act?
Yes.
The Renters’ Rights Act made changes to the private rented sector and made consequential amendments to existing legislation, but it did not remove the Tenant Fees Act framework. The Tenant Fees Act continues to regulate what landlords and letting agents can require tenants to pay in the UK.
What does the Tenant Fees Act do?
The Act restricts landlords and agents to specific categories of permitted payments, which can include:
- Rent
- A refundable tenancy deposit, subject to the applicable cap
- A refundable holding deposit, subject to the applicable cap
- Certain payments relating to utilities and other bills
- Certain payments connected with changing or ending a tenancy
- Certain default payments where the legal requirements are met
Payments that don’t fall within the permitted categories may be prohibited. This is why a landlord should not simply add a compulsory “professional cleaning fee” to a tenant’s final bill.
However, the Tenant Fees Act shouldn’t be confused with the separate question of whether a landlord can seek compensation for an actual loss caused by a tenant’s breach of their obligations.
What Counts as a Legitimate Cleaning-Related Claim?
Not every cleaning-related claim is automatically prohibited. The circumstances matter, as does the evidence supporting the landlord’s claim.
Potentially legitimate grounds
A landlord may have grounds to seek compensation where a tenant has left:
- Excessive dirt or rubbish
- Heavy staining
- Significant grease or grime
- A property substantially less clean than required by the tenancy terms
- Cleaning issues caused by tenant negligence or misuse
- Damage that requires cleaning or restoration
The landlord should be able to explain what condition the property was in, what condition it should have been in, and why the amount claimed is reasonable.
What should not automatically become a charge?
Tenants should not automatically be charged simply because the property shows ordinary signs of occupation, including:
- Normal ageing of surfaces
- Ordinary deterioration from everyday use
- Minor marks consistent with normal living
- Reasonable wear to carpets or flooring — see when you should consider replacing your carpet if wear tips into genuine damage
- General preparation that a landlord normally undertakes between tenancies
The exact circumstances will depend on the tenancy agreement, the condition of the property and the evidence available.
What Is Fair Wear and Tear?
Fair wear and tear refers broadly to the gradual deterioration that naturally occurs through ordinary use of a property over time. It’s different from damage caused by negligence, misuse, or unreasonable behaviour.
| Fair wear and tear | Potential tenant-caused damage |
| Normal carpet wear | Large or unusual stains |
| Faded paint | Serious wall damage |
| Minor marks from ordinary use | Excessive damage |
| Normal ageing of fixtures | Damage caused by negligence |
| Ordinary deterioration over time | Damage caused by misuse |
When considering a deposit deduction, the condition of the property at the start of the tenancy matters. Other relevant factors can include the age and condition of an item, how long the tenant lived in the property, and the extent of normal use.
A landlord should not treat every sign of occupation as damage that can automatically be charged to the tenant.
Can Cleaning Costs Be Taken From Your Deposit?
A landlord may be able to seek a deduction from a tenancy deposit where the tenant has failed to meet their obligations and the landlord can demonstrate a genuine loss. However, a deposit deduction is not automatically justified simply because the landlord has paid for cleaning — evidence is important. Our guide to the rules for deducting cleaning costs from a tenant’s deposit covers this in more depth.
For example, a landlord may need to show:
- The condition of the property at the start of the tenancy
- The condition when the tenant moved out
- What cleaning was actually required
- Why the cleaning was the tenant’s responsibility
- The amount of the loss or cost being claimed
Useful evidence can include:
- Check-in inventory reports
- Check-out reports
- Dated photographs
- Cleaning invoices
- Reasonable quotations
- Correspondence between the landlord and tenant
Where the relevant tenancy deposit rules apply, the deposit should be protected in an approved tenancy deposit scheme. If the landlord and tenant cannot agree on proposed deductions, the deposit scheme’s dispute-resolution process may be available.
Can a Landlord Overcharge for Cleaning or Damage?
A landlord should not use a deposit deduction to make themselves financially better off than they would otherwise have been. This is sometimes referred to as the principle of betterment.
For example, if an item was already old and worn when the tenant moved in, the landlord should not automatically expect the tenant to fund a brand-new replacement simply because the item has deteriorated during the tenancy.
The same principle matters when assessing cleaning and damage claims. A landlord should consider:
- The property’s original condition
- The age of the item
- Its expected lifespan
- The length of the tenancy
- The extent of the tenant’s responsibility
- The reasonable cost of putting the problem right
Local authority guidance on deposit disputes also emphasises that landlords should account for fair wear and tear and should not use deposits to replace old items with new ones at the tenant’s expense.
What Evidence Should Your Landlord Have?
Before accepting a cleaning-related deduction, it’s reasonable to ask the landlord or letting agent for evidence supporting the claim, such as:
- The original check-in inventory
- The check-out report
- Before-and-after photographs
- Dated photographs of the alleged problem
- Cleaning quotations or invoices
- Receipts
- Messages about the property’s condition
- A breakdown showing how the amount claimed was calculated
The more specific the evidence, the easier it is to assess whether a deduction is reasonable. A statement such as “the property needed cleaning” may not tell you enough to understand why a particular amount has been claimed.
What Should Tenants Do Before Moving Out?
A little preparation can make a significant difference if a deposit dispute occurs.
1. Check your tenancy agreement
Read the sections dealing with cleaning, maintenance, damage and the condition in which the property must be returned. Remember that a term in a contract doesn’t automatically make a prohibited payment lawful.
2. Check the original inventory
Go through the property room by room and compare its current condition with the condition recorded when you moved in.
3. Clean the property thoroughly
Pay particular attention to:
- Kitchen surfaces
- Oven and hob
- Extractor hood
- Cupboards and drawers
- Bathroom surfaces
- Shower and bath
- Toilet
- Tiles and grout
- Floors and carpets
- Appliances
- Windows and windowsills
- Wardrobes and cupboards
- Garden or outdoor areas, where applicable
You don’t necessarily have to hire a professional cleaner. The important issue is whether the property is returned in the condition required by the tenancy, allowing for fair wear and tear. Working through our end of tenancy cleaning checklist is a straightforward way to make sure nothing gets missed.
4. Take dated photographs
Take clear photographs after you’ve finished cleaning. Photograph each room and any areas that could later become disputed, such as carpets, walls, appliances, bathrooms and kitchen surfaces.
5. Keep cleaning receipts
If you hire a cleaner, keep the invoice or receipt. This doesn’t automatically determine whether a landlord can make a claim, but it can provide useful evidence of the work carried out. If you’re weighing up the cost, it’s worth checking whether hiring professional end of tenancy cleaners makes financial sense for your situation.
6. Return the keys properly
Keep evidence showing when and how the keys were returned. An email confirmation, signed receipt or other written record can be useful if there’s later a disagreement about when the tenancy ended or when possession was returned.
What If Your Landlord Makes an Unfair Cleaning Deduction?
If your landlord proposes a cleaning deduction that you believe is unfair, you don’t necessarily have to accept it.
1. Ask for the reason
Ask the landlord or agent to explain exactly what cleaning was required and why they believe you are responsible.
2. Request evidence
Ask for relevant photographs, invoices, quotations, and check-in/check-out reports.
3. Compare the property’s condition
Compare the evidence from the start of the tenancy with the condition at the end. Look for actual differences rather than accepting a general statement that the property was “dirty.”
4. Check your deposit protection scheme
If your deposit is protected and you cannot agree with the landlord, check the dispute-resolution process provided by the scheme. Tenancy deposit schemes can provide dispute resolution where the parties disagree about proposed deductions. Our guide on how to avoid tenancy deposit cleaning deductions walks through this process step by step.
5. Keep your own evidence
Save your photographs, videos, inventory, emails, messages and receipts. These can be particularly important if the dispute is assessed by an independent adjudicator.
6. Get independent advice
If you’re unsure about your rights, organisations such as Citizens Advice and Shelter may be able to provide guidance. For complicated disputes, you may also wish to seek advice from a qualified solicitor.
Does the Renters’ Rights Act Apply to Scotland, Wales or Northern Ireland?
No. This article focuses on England.
The Renters’ Rights Act reforms discussed above apply to private renting in England. Housing law is devolved, so Scotland, Wales and Northern Ireland have their own rental and tenancy rules.
That means the rules concerning tenancy agreements, tenant fees, deposits, cleaning, evictions and notice periods can all differ outside England.
If you rent a property in Scotland, Wales or Northern Ireland, check the rules that apply specifically to your nation rather than relying on England-specific guidance.
Conclusion: What Tenants Need to Know in 2026
The Renters’ Rights Act 2026 did not introduce a blanket requirement for tenants in the UK to pay for end-of-tenancy cleaning.
The important distinction is between a prohibited cleaning fee and a genuine claim for a loss caused by a tenant failing to meet their tenancy obligations.
A landlord should not simply add an automatic professional-cleaning fee to your final bill. However, tenants still have responsibilities regarding the condition in which they return a property. Where a tenant has left the property in a condition that goes beyond fair wear and tear and causes a genuine loss, the landlord may be able to seek reasonable compensation, including through a tenancy-deposit deduction where the relevant rules apply.
Before moving out, tenants should:
- Check the tenancy agreement
- Compare the property with the original inventory
- Clean the property to the required standard
- Take dated photographs and videos
- Keep cleaning receipts and other evidence
- Ask for evidence supporting any proposed deduction
- Challenge deductions they believe are unreasonable
- Use the relevant tenancy deposit dispute process where available
This article is provided for general information and does not constitute legal advice. For guidance on your specific situation, contact Citizens Advice or a qualified solicitor.
Frequently Asked Questions
1. Does the Renters’ Rights Act change end-of-tenancy cleaning?
Not directly. The Renters’ Rights Act changed important aspects of private renting in the UK from 1 May 2026, including tenancy structures and possession rules, but it did not create a general requirement for tenants to pay for professional end-of-tenancy cleaning. Cleaning-related tenant charges are primarily governed by the Tenant Fees Act and the applicable tenancy and deposit rules.
2. Can landlords charge cleaning fees in 2026?
A landlord cannot simply impose a compulsory cleaning fee if the payment is prohibited under the Tenant Fees Act. However, where a tenant has failed to meet their obligations and caused a genuine loss, the landlord may be able to seek reasonable compensation, including an appropriate deposit deduction where the relevant rules apply and the claim is supported by evidence.
3. Can a landlord require professional cleaning?
A landlord can require a tenant to return the property in an appropriate standard of cleanliness. However, requiring the tenant to pay for a professional cleaner is different from requiring the property to be cleaned to a particular standard. Government guidance distinguishes between these two situations.
4. Can my landlord deduct cleaning costs from my deposit?
A landlord may be able to seek a deduction where the tenant has failed to meet their obligations and the landlord can demonstrate a genuine loss. The landlord should be able to support the claim with appropriate evidence, such as inventories, photographs and reasonable costs.
5. Can my landlord charge me for normal wear and tear?
Generally, no. Normal fair wear and tear should be taken into account when assessing the condition of a property and a deposit deduction. A landlord should not treat ordinary deterioration caused by normal use as tenant-caused damage.
6. What if my tenancy agreement says I must pay for professional cleaning?
A contractual term doesn’t automatically make a prohibited payment lawful. If the clause requires you to pay a compulsory professional-cleaning fee, it may be unenforceable under the Tenant Fees Act. However, a landlord may still require you to return the property in the required condition and may potentially seek compensation for a genuine loss caused by a failure to do so.
7. What is a prohibited payment under the Tenant Fees Act?
A prohibited payment is broadly a payment that a landlord or letting agent requires from a tenant but which does not fall within the permitted categories under the Tenant Fees Act. The government provides current guidance explaining which payments are permitted and which are prohibited.
8. How can I dispute an unfair cleaning deduction?
First, ask the landlord for a detailed explanation and supporting evidence. Compare the check-in and check-out reports and provide your own photographs or other evidence. If the deposit is protected and you cannot reach an agreement, you may be able to use the deposit scheme’s dispute-resolution service.
9. Do the new Renters’ Rights rules apply to existing tenancies?
Yes. Most existing assured shorthold tenancies in the UK automatically became assured periodic tenancies on 1 May 2026. Existing tenants generally did not need to sign a new tenancy agreement for the change to take effect.
10. Does the Renters’ Rights Act apply throughout the UK?
No. The reforms discussed in this article apply to private renting in England. Scotland, Wales and Northern Ireland have separate housing legislation.