This guide is general information about renting in England, not legal advice. Rules can change, and your tenancy agreement and circumstances matter. For official guidance, see GOV.UK: tenancy deposit protection, or speak to an adviser such as Citizens Advice.
Do tenants have to pay for professional carpet cleaning?
Since the Tenant Fees Act 2019 came into force, landlords and letting agents in England generally can't require tenants to pay for a professional cleaning service as a condition of the tenancy. That includes clauses insisting you use a particular carpet cleaning company.
What a landlord can usually expect is that the property, including the carpets, is returned in the same condition it was let in, allowing for fair wear and tear. If the carpets were professionally cleaned at the start and are noticeably dirty or stained at the end, the landlord may be able to claim the reasonable cost of cleaning from the deposit.
What counts as fair wear and tear on carpets?
Fair wear and tear means the normal deterioration that comes from people living in a home. For carpets, that typically includes:
- Some flattening of the pile in walkways
- Light fading from sunlight
- Gradual general wear proportional to the length of the tenancy and the age of the carpet
It usually doesn't include stains from spills, burns, pet damage, heavy soiling or damage from furniture being dragged. A landlord also shouldn't be able to charge for a brand-new carpet to replace one that was already old; that would leave them better off than at the start.
How deposit deductions work
For most private tenancies in England, your deposit must be protected in a government-approved tenancy deposit scheme. At the end of the tenancy, the landlord or agent proposes any deductions. If you don't agree, you can usually raise a dispute with the scheme, which offers free dispute resolution and decides based on evidence from both sides. The check-in inventory, check-out report and photos are the most important evidence.
How to protect your deposit
- Check your inventory at the start. Make sure carpet stains and wear are recorded, with photos, before you move in.
- Deal with spills straight away. Our stain removal guide explains how.
- Clean after the removals, not before. Book the carpet clean once your furniture has gone.
- Allow drying time before the check-out inspection. See carpet drying times.
- Keep the receipt and take dated photos of each room afterwards.
- Be at the check-out inspection if you can.
Should you get the carpets cleaned anyway?
Even if your landlord can't require a professional clean, getting one done is often the simplest way to return carpets in the condition they were let in, especially if the inventory says they were professionally cleaned at check-in. It also gives you a receipt and a clean baseline if anything is disputed. See end of tenancy carpet cleaning in Kent.