Can a Landlord Force You to Use Their Cleaning Company? Your Rights in Portsmouth (2026 Guide)

The Question Every Portsmouth Tenant Asks

Picture this: you’ve found your dream new home in Southsea, you’ve packed your boxes, and you’re ready to move out of your Portsmouth rental. Then your letting agent sends the email—”You must use our approved cleaning company for the end-of-tenancy clean. The cost will be deducted from your deposit.”

Your stomach drops. The quote is £450.00 for your two-bedroom flat, far more than you budgeted. You know a professional clean is important, but being forced to use their company feels wrong. Can they actually do that?

The short answer is no. And this guide will explain exactly why, what the law says, and how to protect yourself from unfair pressure.

The Tenant Fees Act 2019 fundamentally changed the rules around cleaning charges in England. Since June 2019, it has been illegal for landlords and letting agents to require tenants to pay for professional cleaning as a condition of the tenancy. They also cannot insist you use a specific cleaning company.

This guide is your complete resource for understanding your rights as a Portsmouth tenant in 2026. We will cover the law, how to spot illegal clauses in your tenancy agreement, what happens if you face pressure, and how to secure your deposit. We’ll also include local Portsmouth context, real-world costs, and practical advice to help you navigate the end of tenancy process.

Disclaimer: This guide is for informational purposes and does not constitute legal advice. For specific legal questions, you should consult a qualified professional or contact a citizens’ advice bureau. The law is correct as of the publication date.

Understanding the Tenant Fees Act 2019: Your Legal Shield

To understand why a landlord cannot force you to use their cleaning company, we need to look at the law that protects you.

What the Tenant Fees Act Bans

The Tenant Fees Act 2019 was introduced to make renting fairer by banning most fees that landlords and letting agents used to charge tenants. Before the Act, it was common to see fees for credit checks, references, inventories, and—crucially—professional cleaning.

Under the Act, the only payments that a landlord can charge in connection with a tenancy are:

• The rent

• A refundable tenancy deposit (capped at five weeks’ rent)

• A refundable holding deposit (capped at one week’s rent)

• Payments associated with early termination of the tenancy

• Payments to change the tenancy (capped at £50)

• Utility bills, TV licence & council tax

• Late rent fees and replacement of a lost key

Cleaning fees are not on this list. This means any mandatory charge for professional cleaning is a “prohibited payment” and is banned by law.

What This Means for Landlords and Agents

Before the Act, landlords could include a clause requiring tenants to pay for a professional clean at the end of the tenancy. Now, these clauses are unenforceable. A landlord may still include wording about cleanliness in the contract, but they cannot obligate you to use a professional service.

The law also means landlords and agents cannot insist that tenants use a specific cleaner. They may have a preferred provider or a “Walk Away” scheme, but you are under no legal obligation to use them. This is a crucial point for tenants in Portsmouth, where some agents still pressure tenants into using their services.

Are There Any Exceptions?

The Tenant Fees Act applies to most private tenancies in England, including assured shorthold tenancies, student lettings, and licences to occupy. There are very few exceptions.

However, this does not mean tenants can leave a property in an unclean state. The law removes the landlord’s ability to impose a fixed, mandatory fee for cleaning. It does not remove your responsibility to return the property in a condition comparable to the start of the tenancy, allowing for reasonable wear and tear.

Can a Landlord Charge for Cleaning If the Property Is Dirty?

This is where it gets nuanced. While landlords cannot charge a blanket fee for professional cleaning, they can make a claim from your deposit if the property is left in a significantly worse condition than it was at the start of the tenancy.

“Professional Standard” vs. “Professional Cleaner”

A common misconception is that you must pay for a professional clean. The law draws a clear distinction between the standard and the method of cleaning.

• You can be required to clean the property to a “professional standard” .

• You cannot be required to use a “professional cleaner” .

If your tenancy agreement states the property must be “professionally cleaned,” this is generally interpreted as requiring the level of cleanliness, not the hiring of a specific professional service.

When a Landlord Can Claim Cleaning Costs

A landlord can make a cleaning deduction from your deposit if they can prove:

1. The property is not cleaned to the standard it was at the start of the tenancy.

2. The tenant has caused additional cleaning work beyond normal wear and tear.

3. The lack of cleaning affects the condition or hygiene of the property.

Examples of reasonable claims include:

• Ovens left greasy or with burnt-on residue.

• Carpets heavily soiled or with stains beyond day-to-day use.

• Bathrooms left mouldy or unhygienic.

• Rubbish or personal belongings left behind.

• General cleanliness falling significantly below the check-in standard.

The Evidence Requirement

The key word is evidence. The landlord must provide proof that cleaning is necessary and that the cost is reasonable. This is typically done through a check-in inventory report and a check-out inventory report. The deposit protection scheme adjudicator will compare these two documents to determine if the deduction is justified [citation:5]. If there is no inventory, or if the check-in report doesn’t clearly show the property’s condition, it becomes very difficult for the landlord to claim cleaning costs.

“Walk Away” Schemes and Agent-Arranged Cleaning in Portsmouth

Many Portsmouth letting agents offer “Walk Away” or “Key Drop” schemes. This involves the agent arranging the cleaning and deducting the cost from your deposit. While this may sound convenient, these schemes often come with significant drawbacks.

What Are “Walk Away” Schemes?

These are services where the letting agent arranges an end-of-tenancy clean on behalf of the departing tenant. The cost is typically deducted from your deposit, and you often have little or no say in which cleaning company is used or how much it costs.

The Problem with Agent-Arranged Cleaning

• Lack of Choice: You cannot compare quotes or choose a company you trust.

• Higher Costs: Agents often charge a premium for this service. Walk Away scheme costs in Portsmouth can range from £300 to £600+ , significantly higher than booking directly with a cleaning company.

• No Receipt or Invoice: Tenants often do not receive a detailed invoice, making it impossible to verify the cost or challenge it.

• Potential for Kickbacks: Some agents may have a financial arrangement with the cleaning company, incentivising them to push the scheme. This could be seen as a breach of letting agent codes of conduct.

While the Tenant Fees Act makes it illegal to force you into these schemes, you still have the right to choose your own cleaner. If an agent pressures you to use their service, they may be in breach of the Act.

What To Do If Your Landlord or Agent Tries to Force You

Being told to pay for a professional clean or use a specific company can be stressful. Here is a step-by-step guide on how to handle the situation.

Step 1: Know Your Rights and Communicate in Writing

The first step is to calmly and politely inform your landlord or agent of your rights. Do this in writing, so you have a record of your communication.

Example Script:

“Dear [Landlord/Agent’s Name],

I am writing in response to your request that I use your approved cleaning company for the end-of-tenancy clean.

Under the Tenant Fees Act 2019, it is a prohibited payment to require a tenant to pay for professional cleaning as a condition of the tenancy. Similarly, the Act makes it unlawful to insist that a tenant uses a specific cleaning company.

I am happy to confirm that I will return the property in a condition comparable to the start of the tenancy, as documented in the check-in inventory, allowing for reasonable wear and tear. I will make my own arrangements to achieve this standard.

I trust this clarifies my position. Please let me know if you have any questions.

Yours sincerely,
[Your Name]”

Step 2: Document the Property’s Condition

Take comprehensive photographs and videos of the property before you start cleaning and after you have finished. Compare your work against the original check-in inventory [citation:5]. This evidence will be invaluable if a dispute arises.

Step 3: Challenge Unfair Deductions Through the Deposit Scheme

If a landlord or agent makes an unfair deduction for cleaning, do not simply accept it. You have the right to challenge the deduction through the tenancy deposit protection scheme.

All deposits taken since 2007 must be protected in one of the government-backed schemes: Deposit Protection Service (DPS), MyDeposits, or Tenancy Deposit Scheme (TDS) . Each scheme has a free dispute resolution service. The adjudicator will review the evidence from both sides and make a fair decision.

Step 4: Report Breaches of the Tenant Fees Act

Local authorities have the power to enforce the Tenant Fees Act. Penalties for non-compliance can include fines of up to £5,000 for individual landlords or agents, and unlimited fines for corporate entities. If you believe you have been charged an unlawful fee, you can report this to your local authority’s trading standards or environmental health department.

End of Tenancy Cleaning Costs in Portsmouth

Whether you choose to clean yourself or hire a professional, it is helpful to understand the costs involved. This section provides a price guide for standard end-of-tenancy cleaning in Portsmouth for 2026, based on current market rates.

How Much Does End of Tenancy Cleaning Cost?

Prices vary depending on property size and condition. The table below is a starting point for budgeting.

Note: Prices are for standard condition properties. Heavily soiled properties may cost more. For specific information regarding MOD properties, see our dedicated March out cleaning service page.

Calculating the ROI of Professional Cleaning

Hiring a professional cleaner can be a wise financial decision. Data from deposit protection schemes shows that 90% of tenants who use professionals receive their full deposit back, compared to only 40-50% of those who clean themselves.

With average deposits in Portsmouth easily exceeding £1,000-£1,600 , losing a portion to deductions is a significant risk. The cost of a professional clean (typically £160-£300) is often far less than the potential £250-£500 in average cleaning deductions.

The table below illustrates the potential return on investment (ROI) for professional cleaning.

Understanding Typical Deductions

To avoid a costly deduction, it’s helpful to know what landlords and agents typically look for. Common cleaning issues that lead to deposit deductions include:

• Oven Grime: £50 – £150 deduction

• Mould & Limescale in Bathrooms: £40 – £90 deduction

• Stained Carpets: £60 – £200 deduction

• Greasy Kitchen Cupboards & Floors: £100 – £150 deduction

• General Cleanliness (dust, cobwebs): £30 – £100 deduction

For a more detailed breakdown of potential costs, you can refer to our comprehensive guide on March Out Cleaning Costs in Portsmouth for 2026.

The Power of a Good Inventory

The single most important document for protecting your deposit is the check-in inventory. This is a detailed report, often with photographs, of the property’s condition at the start of your tenancy [citation:5].

Why the Inventory Matters

• It Sets the Benchmark: It is the baseline against which the check-out inspection is measured.

• It Proves Fair Wear and Tear: It helps distinguish between normal deterioration and tenant-caused damage or neglect.

• It’s Your Best Evidence: If a dispute arises, the adjudicator will rely on this report to assess your landlord’s claims.

How to Use Your Inventory Effectively

1. Review It Carefully: When you move in, go through the inventory thoroughly.

2. Note Any Discrepancies: If you spot an error or an omission (e.g., a stain that wasn’t noted), tell your landlord or agent in writing immediately. Take your own photos to support your case.

3. Keep It Safe: You will need a copy of this document at the end of your tenancy.

4. Clean Against It: When you move out, use the inventory as your cleaning checklist. Ensure every area is as clean (or cleaner) than it was on the day you moved in [citation:5].

Common Scenarios and How to Handle Them

Let’s look at some real-world situations a Portsmouth tenant might face and how to navigate them.

Scenario 1: “You Must Use Our Approved Cleaner, or We Will Not Release Your Deposit.”

The Law: This is a breach of the Tenant Fees Act. They cannot force you to use a specific cleaner. The deposit is your money, protected by law.

What to Do: Refer the agent to the Tenant Fees Act. Provide a copy of the relevant guidance if necessary. Offer to prove the property is professionally clean by providing a receipt from your chosen company. If they persist, threaten to report them to the local authority and escalate to the deposit protection scheme.

Scenario 2: “The Contract Requires a Professional Clean, So You Must Pay.”

The Law: Such clauses are considered “prohibited payments” under the Act and are unenforceable.

What to Do: Respond in writing, explaining that under the Tenant Fees Act 2019, you are not required to pay for a professional clean, even if this is written in the contract. State that you will ensure the property is cleaned to the required standard.

Scenario 3: “We are deducting £200 for Professional Cleaning.”

The Law: The landlord must prove the property was returned in a worse condition than at the start of the tenancy. If you have cleaned it to the same standard, this deduction is unfair.

What to Do: Challenge the deduction through the deposit protection scheme. Provide your evidence: photos, videos, the check-in inventory, and your cleaning receipts. The adjudicator will compare the evidence and decide if the deduction is reasonable.

Scenario 4: The Landlord Demands Professional Cleaning During the Tenancy.

The Law: This is entirely illegal. The Tenant Fees Act bans fees for services during the tenancy, such as professional cleaning and gardening.

What to Do: Politely refuse, stating that this is a prohibited payment under the Act. You are not obligated to pay for professional cleaning during your tenancy.

A Room-by-Room Portsmouth Cleaning Guide to Protect Your Deposit

To help you achieve the professional standard required and avoid disputes, here is a detailed checklist based on guidance for a thorough move-out inspection [citation:5].

Kitchen: The Most Scrutinised Room

• Oven, Hob, and Extractor Fan: Remove all grease and grime. Clean the oven interior, racks, and glass door.

• Fridge/Freezer: Defrost, clean all shelves and drawers, and wipe down the exterior.

• Cupboards and Drawers: Empty, wipe down all surfaces, and clean the fronts.

• Worktops and Sink: Deep clean, remove stains, and descale taps.

• Walls and Floors: Clean any splashes and mop or vacuum the floor.

• Windows: Clean inside (and outside if accessible) glass and sills.

Bathrooms

• Toilet, Bath, Shower, and Sink: Descale, remove limescale and mould, and disinfect.

• Taps and Fittings: Polish to remove watermarks.

• Mirrors and Glass: Clean to a streak-free shine.

• Tiles and Grout: Remove mould and clean thoroughly.

• Floors and Walls: Mop floors and wipe down walls.

Living Areas and Bedrooms

• Carpets and Floors: Vacuum thoroughly. Shampoo or steam clean any stained carpets.

• Skirting Boards and Doors: Wipe down to remove dust and marks.

• Windows and Sills: Clean glass and sills.

• Walls: Remove any scuff marks or dirt.

• Light Fixtures and Fans: Dust light bulbs and fittings.

Why Choose a Professional Cleaning Company in Portsmouth?

While you are not legally required to use a professional, here are some compelling reasons to consider hiring one:

1. Expert Knowledge of Inventory Standards

Reputable cleaning companies in Portsmouth understand exactly what letting agents and inventory clerks look for [citation:2]. They clean to a standard that significantly reduces the risk of a dispute.

2. Time-Saving and Stress-Free

Moving is stressful enough. Hiring a cleaning company allows you to focus on the logistics of your move, saving you time and physical effort [citation:4].

3. Deposit Recovery Guarantee

Many professional cleaning companies offer a guarantee on their work. If your landlord or agent is not satisfied, they will return to re-clean the property at no extra cost. This offers immense peace of mind. Some companies even boast a 98% deposit recovery rate for their clients.

4. Cost-Effective Compared to Deposit Deductions

As the data shows, the cost of a professional clean is often significantly less than the average deposit deduction for cleaning issues. In 2026, a professional clean for a typical Portsmouth property starts from around £160-£220. This is a smart investment to protect a deposit that could be worth £1,200-£1,600 or more.

Conclusion: Your Rights Are Clear

To summarise the answer to the central question of this guide: No, a landlord or letting agent cannot force you to use their cleaning company. The Tenant Fees Act 2019 makes this practice illegal and unenforceable.

You have the right to:

• Choose your own cleaning company.

• Clean the property yourself.

• Challenge any unlawful fees or unfair deposit deductions.

The law is on your side. However, you still have a responsibility to return the property in a condition comparable to the start of the tenancy, accounting for fair wear and tear. A check-in inventory is your most powerful tool for protecting your deposit. Hiring a professional cleaner with a guarantee is a smart choice to guarantee a stress-free move and safeguard your money.

If you are in Portsmouth and want to ensure your deposit is returned in full, consider booking a professional end-of-tenancy clean with a reputable local company. With prices from around £160 and guaranteed results, it provides a high return on investment and peace of mind for your move.

Frequently Asked Questions

1. My landlord says the contract requires a professional clean. Is that legal?

No. Under the Tenant Fees Act 2019, such clauses are considered prohibited payments and are unenforceable. The contract can require you to clean to a “professional standard,” but it cannot require you to pay for a professional cleaner.

2. Can a landlord force me to use their cleaning company?

No. This is a breach of the Tenant Fees Act 2019. You have the right to choose who cleans the property.

3. What happens if I don’t use their company and the property isn’t clean enough?

The landlord can claim a reasonable cleaning cost from your deposit, but they must prove the property is in a worse condition than at the start of the tenancy and the cost must be reasonable. The adjudicator will need evidence, such as a detailed inventory.

4. What is the difference between a “professional clean” and “cleaning to a professional standard”?

“Cleaning to a professional standard” means achieving a high level of cleanliness, equivalent to what you’d expect after a thorough professional clean. “A professional clean” refers to the method of cleaning (i.e., hiring a company). You cannot be forced to hire a company, but you can be expected to achieve the standard.

5. Can I clean the property myself to avoid a cleaning fee?

Yes. You are legally allowed to clean the property yourself. However, the risk of missing areas and having a claim made against your deposit is high. Over half of all deposit disputes involve cleaning.

6. What if I don’t have a check-in inventory?

It will be much harder for your landlord to prove the condition of the property at the start of the tenancy. If they can’t prove it was professionally clean when you moved in, they cannot demand it is clean to that standard when you leave [citation:5].

7. What should I do if my agent tries to force me into a “Walk Away” scheme?

Politely refuse and explain it’s your right under the Tenant Fees Act to make your own arrangements. Document the communication in writing. If they persist, you can report them to the local authority.

8. What is the average cost of an end-of-tenancy clean in Portsmouth?

Prices for a typical 1-2 bedroom property in Portsmouth range from £160 to £245 in 2026. Prices increase with property size and condition. For a more detailed price guide, please see our March Out Cleaning Cost page.

Conclusion: Take Control of Your Move-Out with Confidence

Your rights as a tenant in Portsmouth are clear and protected by law. The Tenant Fees Act 2019 ensures that no landlord or letting agent can force you to use their cleaning company or charge you a mandatory professional cleaning fee. This legal protection gives you the freedom to choose how you prepare your property for inspection—whether that means cleaning it yourself or hiring a professional service of your choice.

However, with this freedom comes responsibility. You are still expected to return the property in a condition comparable to the start of your tenancy, accounting for fair wear and tear. The key to protecting your deposit lies in understanding your rights, documenting the property’s condition thoroughly, and making informed decisions about how to achieve the required standard.

Your Rights Recap

As we’ve covered in this guide, the law is on your side. Remember these key points:

• No landlord can force you to use their cleaning company – this is a prohibited payment under the Tenant Fees Act 2019

• No contract clause can override this law – even if your tenancy agreement says otherwise, such clauses are unenforceable

• You have the right to choose – whether you clean yourself or hire a professional, the choice is yours alone

• You can challenge unfair deductions – if a landlord makes an unreasonable cleaning claim against your deposit, you can dispute it through the deposit protection scheme

The Smart Choice for Portsmouth Tenants

While the law gives you the freedom to clean yourself, the evidence is compelling: professional cleaning is often the smartest financial decision you can make. The cost of a professional end-of-tenancy clean is typically far less than the average deposit deduction for cleaning issues.

For a 2-bedroom flat in Portsmouth, a professional clean costs around £200-£245 . Compare this to the potential £150-£300 deduction you might face if your DIY cleaning doesn’t meet the required standard. Add in the value of your time (25-30 hours for a 2-bed property) and the stress of attempting a professional-level clean yourself, and the case for hiring a professional becomes clear.

Key Statistics to Consider:

• ✅ 90% of tenants who use professionals receive their full deposit back

• ❌ Only 40-50% of those who clean themselves achieve the same result

• 💰 Average cleaning deduction when DIY fails: £150-£300

• ⏱️ Professional cleaners complete a 2-bed flat in 4-5 hours (versus 25-30 hours DIY)

When to Choose Professional Help

Professional cleaning is particularly recommended if:

• You have a busy schedule and limited time before your move-out date

• The property has heavy usage (families, pets, student properties)

• You have a high deposit you can’t afford to lose

• You’ve never passed a checkout inspection with DIY cleaning before

• You’re moving out of MOD accommodation with stricter inspection standards

• You’re a student with limited time during exam periods

Your Local Portsmouth Partner

End of Tenancy Portsmouth is your trusted local expert for professional end-of-tenancy and march-out cleaning. We understand Portsmouth’s unique rental market, the specific standards of local letting agents, and the challenges of the city’s hard water and coastal environment.

With years of experience serving tenants across Portsmouth, Southsea, Cosham, Fratton, Gunwharf Quays, and surrounding areas, we offer:

• Professional, inspection-ready cleaning that meets the standards Portsmouth letting agents expect

• Guaranteed results with our 48-hour re-clean guarantee for your peace of mind

• Fixed, transparent pricing with no hidden fees

• Flexible scheduling including weekend and short-notice bookings

• Specialist expertise including MOD march-out cleaning for service families

• Fully insured and vetted teams using professional-grade equipment and products

Contact End of Tenancy Portsmouth Today

📞 Phone: 0203 677 5482
📧 Email: info@endoftenancyportsmouth.co.uk
🌐 Website: https://endoftenancyportsmouth.co.uk/

Areas We Cover:

Portsmouth city centre, Southsea, Cosham, Fratton, Hilsea, North End, Gunwharf Quays, Fareham, Gosport, Havant, Chichester, Emsworth, and surrounding Hampshire areas.

Additional Resources for Portsmouth Tenants

To help you further, we’ve prepared these guides specific to Portsmouth:

• March Out Cleaning – MOD Approved Move Out Clean – Specialist cleaning for military families and MOD accommodation

• March Out Cleaning Cost Portsmouth 2026 – Complete price guide for Portsmouth tenants

• Do I Need Professional March Out Cleaning? – Honest assessment of DIY vs professional cleaning

• Move-Out Inspection Checklist – Step-by-step guide to protecting your deposit

• End of Tenancy Cleaning for Letting Agents – Services designed for property professionals

• End of Tenancy Portsmouth Blog – More expert guides and advice

Your Next Steps

If you’re preparing to move out of your Portsmouth rental, here’s your action plan:

1. Understand your rights – know that you cannot be forced to use a specific cleaning company

2. Review your check-in inventory – this is your benchmark for the required cleaning standard

3. Assess your time and ability – honestly evaluate whether you can achieve professional standards yourself

4. Consider professional help – weigh the cost against potential deposit deductions

5. Get a quote – contact End of Tenancy Portsmouth for a free, no-obligation quote tailored to your property

Don’t risk your deposit to unfair pressure from landlords or agents. You have the right to choose, and with End of Tenancy Portsmouth, you can choose professional quality, guaranteed results, and complete peace of mind.

This guide was last updated in July 2026. The law is correct as of the publication date. For the most current information, please consult the official UK government guidance or contact a qualified legal professional.