End of tenancy cleaning is one of those jobs where the price can vary wildly depending on who you ask. We've seen quotes range from £80 to over £800 for the same property. So what should you actually expect to pay, and what should be included?
We carry out hundreds of end of tenancy cleans every year across Lincoln and Lincolnshire. Here's an honest breakdown of what things cost in 2026 and what you should look for when comparing quotes.
50%
of deposit disputes caused by cleaning
TDS Annual Data
£300+
avg professional EOT clean in Lincoln
LWR Group 2026
48hrs
typical void turnaround with pro clean
LWR Group
Real Lincoln prices
Typical Lincoln EOT Prices by Size
£200 to £280
Studio or 1-bed flat, clean only. Add £75 for carpet cleaning.
£250 to £325
2-bed flat or terrace. Most common size we quote in Lincoln.
£300 to £420
3-bed semi or terrace. The bracket most landlords need to budget for.
£380+
4-bed family home up to 5-bed HMO. Quote based on condition + bathrooms.
End of Tenancy Cleaning Cost by Property Size
End of tenancy cleaning prices by property size (Lincoln, 2026)
| Property size | Typical price | What's included |
|---|---|---|
| 1-bed flat | £300 | Full 50-point clean, kitchen and bathroom |
| 2-bed house | £350–£420 | All rooms, oven deep clean add-on |
| 3-bed house | £450–£600 | All rooms, carpet cleaning add-on |
| 4-bed+ house | £600+ | Quoted on size and condition |
These are guide prices for the Lincoln and Lincolnshire area. The exact cost depends on the property size, its condition, and whether you add an oven deep clean or carpet cleaning. Every LWR Group quote is fixed before work starts, and every clean comes with a photo evidence pack and a 72-hour re-clean guarantee to protect the deposit.
End of tenancy cleaning prices 2026, by property size
By bedroom count
Prices below are for a standard end of tenancy clean in average condition. Properties in poor condition (heavy grease, mould, pet damage) price at the top of the range or above.
UK average prices 2026, clean only (no carpets). Add £75-£175 for professional carpet cleaning.
| Property Size | Clean Only | With Carpet Cleaning | Lincoln Typical |
|---|---|---|---|
| Studio / 1-bed flat | £200-£300 | £275-£400 | £200-£280 |
| 2-bed house | £250-£350 | £325-£475 | £250-£325 |
| 3-bed house | £300-£450 | £375-£550 | £300-£420 |
| 4-bed house | £400-£550 | £475-£650 | £380-£520 |
| 5+ bed house | £500+ | £600+ | £480+ |
LWR Group, Lincoln & Lincolnshire
Our end of tenancy cleans start from £300 + VAT. This includes the full property clean, oven, and before/after photography. Carpet cleaning is additional from £75 for the first room. Call 07383 485 714 or request a quote at lwrgroup.co.uk/contact, we respond within 24 hours.
What affects the price?
Cost drivers
The headline price depends on several factors beyond just the number of bedrooms:
- Property condition: a well-maintained property costs less to clean than one that's been neglected
- Number of bathrooms: each additional bathroom adds time and cost
- Kitchen appliances: ovens, hobs, extractors, and fridge freezers all need individual attention
- Whether carpet cleaning is included or charged separately
- Whether the property is furnished or unfurnished (furnished takes longer)
- Access arrangements: key collection adds a small cost if the cleaner has to travel for keys
What should be included in an end of tenancy clean?
A proper end of tenancy clean should cover every room to the standard an inventory clerk expects. Be wary of companies that quote cheaply but only do a surface-level clean. At minimum, an end of tenancy clean should include:
Should be included as standard
- Full kitchen deep clean including oven, hob, extractor, fridge, and all cupboards inside and out
- All bathrooms including descaling, mould treatment, and behind toilets
- All bedrooms and living areas: skirting boards, windowsills, light switches, wardrobes
- Hallway, stairs, and landing
- All internal windows cleaned
- Light fittings dusted and wiped
- Sockets, switches, and door handles cleaned
Watch out for hidden extras
Some companies quote a low base price then charge extra for the oven (£50-£80), each bathroom (£30-£50), or specific appliances. Always ask what's included before booking. A 'full clean' should mean a full clean.
Carpet Cleaning: Included or Extra?
Usually extra
Most end of tenancy cleaning companies charge for carpet cleaning separately, and this is standard practice. Professional carpet cleaning uses hot water extraction equipment that most general cleaning teams don't carry.
- First room: £75
- Additional rooms: £25-£35 each
- Full house (3-bed): typically £125-£175
- Stain treatment: included in most professional services
DIY vs Professional: Is It Worth the Cost?
DIY or pro
Quick comparison
DIY vs Professional EOT Clean
Tenant or landlord
DIY clean
- £30 to £80 in cleaning supplies
- 8 to 16 hours of work for a 2-bed
- No re-clean guarantee, no insurance
- No photo evidence for deposit disputes
- Often fails 1 to 3 inspection points
From £200
Professional EOT
- £200 to £550 fixed-price quote
- Done in 4 to 10 hours by a 2-person team
- Re-clean guarantee if it fails inspection
- Before-and-after photo evidence as standard
- Inventory-clerk-standard finish first time
We understand the temptation to save money and clean it yourself. But deposit dispute data tells a clear story: cleaning is the cause of over 50% of all deposit deductions. A professional clean with receipts and photographic evidence protects you against disputes and gets the property back on the market faster.
A failed inspection means rebooking, revisiting, and extending the void period. The cost of a professional clean is almost always less than the cost of an extra week of lost rent.
How to choose a cleaning company
What to look for
- Clear, itemised quote, not just a flat price with no detail
- Before and after photography included
- A guarantee to return and rectify if anything fails inspection
- Insurance: public liability at minimum
- Reviews or references from letting agents (not just homeowners)
- Availability at short notice. Void periods don't wait.
If you need an end of tenancy clean in Lincoln or across Lincolnshire, we provide a clear, all-inclusive quote with no hidden extras. Every clean includes before and after photography, and we guarantee to return and address anything raised at checkout at no extra cost.
End of tenancy cleaning prices in Lincoln
Lincoln pricing sits below the national average, particularly when compared to London or the Home Counties. A 2-bed property that would cost £350-£500 in London typically costs £250-£350 in Lincoln. Lincolnshire-wide, expect to pay £20-£40 less than the equivalent national average.
Don't be tempted by quotes under £150 for a full property clean, these are almost always either a partial clean (e.g. communal areas only) or a sole-trader operating without insurance. The deposit you'd risk on a failed inspection makes saving £50 a false economy.
How long does an end of tenancy clean take?
Typical job durations for a property in average condition with two cleaners working together:
- Studio or 1-bed flat: 3-4 hours
- 2-bed house: 4-6 hours
- 3-bed house: 5-8 hours
- 4-bed house: 7-10 hours
- 5+ bed property: full day or split across two days
Heavy soiling (kitchen grease, mould, hoarding, pet damage) can add 30-50% to these times, and most companies will price-up accordingly once they've seen the property.
Add-on costs you might encounter
Standard end of tenancy cleans don't always include:
Get the quote in writing
Always insist on an itemised written quote before booking. A reputable cleaning company will be happy to break down the price by area, by appliance, and by add-on. If a company refuses to itemise, that's a sign of likely upselling at the door.
Frequently asked questions about cost
The cost questions landlords and tenants ask us most. Tap any to expand.
Across the UK, a typical end of tenancy clean costs £200 to £550 depending on property size and location. The mid-point for a standard 3-bed house is £350 to £400 (£300 to £450 outside London). Add £75 to £175 if carpet cleaning is included.
A standard 1-bed flat clean is £200 to £300 in 2026 outside London, or £250 to £375 in London. Studios sit at the bottom of that range. Add £75 to £100 for carpet cleaning if needed.
On paper, yes, you'll save £200 to £500. In practice, deposit dispute data shows cleaning causes more than half of all disputed deductions. The average deduction is £60 to £100, but disputed cleaning charges can reach £200 to £400. If you fail inspection and have to rebook a professional clean anyway, you'll pay twice. For most tenants, professional cleaning costs the same or less than the risk of deposit deduction.
In England and Wales, since the Tenant Fees Act 2019, landlords cannot charge a tenant to pay for a professional clean as a condition of the tenancy. The tenant must return the property in the same standard of cleanliness as at move-in (per the inventory). If they don't, the landlord can deduct reasonable costs from the deposit. So while the tenant doesn't have to pay for a clean, they will end up paying via deposit deduction if the property isn't clean enough.
Three reasons: time, scope, and standards. A regular weekly clean is 2 to 3 hours focused on visible surfaces. An end of tenancy clean is 4 to 10 hours covering every surface, every appliance, and every space, including ovens, fridges, descaling, behind toilets, and inside cupboards. The standard required is also higher: inventory-pass rather than tidy-and-hoover.
A standalone professional oven clean costs £50 to £75 for a standard built-in oven, £60 to £90 with the hob and extractor, and £80 to £150 for an AGA or range cooker. If included as part of an end of tenancy clean, it's usually folded into the headline price.
Three legitimate ways to keep cost down: (1) book early, cleaners often offer 10 to 15% off if you book 2+ weeks ahead; (2) skip the carpet cleaning if the carpets aren't badly soiled and run a domestic vacuum thoroughly instead; (3) hand the property over already empty and pre-tidied, so the cleaner is doing a deep clean rather than also clearing your stuff. Avoid: mid-week trade groups on Facebook, no-name £100 quotes, and anyone unwilling to provide insurance details.
Most established cleaning companies are VAT-registered and quote prices either inclusive or with '+ VAT' shown clearly. Smaller sole traders may not be VAT-registered if their turnover is under £85k. Always check whether VAT is included before comparing quotes, a £300 + VAT quote is £360 net of VAT, the same as a £360 inclusive quote elsewhere.
Sometimes. Cleaning companies have less flexibility on small jobs than large ones. For a single 1 to 2 bed flat, you're unlikely to get more than 5 to 10% discount unless the company is filling a quiet diary slot. For a multi-property landlord booking 5+ cleans a year, expect 10 to 20% discounts and priority scheduling. Loyalty matters, repeat business gets the best rates.
UK end of tenancy cleaning prices, how they're calculated
The cost of end of tenancy clean uk-wide comes down to a small number of consistent factors. Most professional tenancy cleaners price each job by the size of the property, number of bedrooms, number of rooms in total, and number of bathrooms. Larger properties take longer and cost more, but the per-room rate usually drops as the property gets bigger.
Beyond the size of the property, end of tenancy cleaning prices uk-wide also flex with the level of cleanliness at handover. A property that's been kept tidy throughout the tenancy will price at the bottom of the range. One that needs heavy work in the kitchen, oven, hob, cupboards and drawers, fridge and washing machines, will price at or above the top of the range.
A professional end of tenancy clean almost always sits between £200 and £550 depending on the size and condition. Anything below £150 for a full property tenancy cleaning service is suspicious; anything above £700 is either for a very large property or includes carpet or upholstery cleaning as standard.
End of tenancy cleaning cost uk-wide also varies by region. London and the South East are roughly 20-30% more expensive than the Midlands and the North. Lincoln pricing sits at the lower end of the national average, typically £20-£40 less than equivalent UK averages, with the same standard of finish.
LWR Group
Property Services · Lincoln & Lincolnshire
