END OF TENANCY CLEANING: WHAT LANDLORDS CAN (AND CAN’T) EXPECT

Patrick Rankin
Jul 12
3 min read

Updated: Jul 14

You walk into your rental after a tenant moves out. The fridge is wiped, but the oven’s greasy. The carpets look okay… but there’s a smell. You’re annoyed. Should the tenant have cleaned this better? Can you deduct the cost from their bond?

These are common frustrations—and common mistakes.

At Good Neighbours, we know exactly where the legal line is drawn between “reasonably clean” and “unreasonably picky.” Here’s what landlords need to know to stay compliant, avoid disputes, and keep the bond process stress-free.

WHAT THE RTA SAYS

Section 40 of the Residential Tenancies Act requires tenants to:

Leave the premises “reasonably clean and reasonably tidy” at the end of the tenancy

Notice it doesn’t say “professionally cleaned” or “returned to showroom standard.”

That means:

Tenants are not required to hire professional cleaners
You cannot demand carpets be shampooed or ovens be sparkling unless the condition was that way at the start

The standard is reasonable, not perfect.

COMMON TRIBUNAL RULINGS ON CLEANING DISPUTES

Many landlords lose cleaning claims because:

The condition at the start of tenancy wasn’t properly recorded
The cleaning expected was above the “reasonable” threshold
The items complained about were just general wear and tear

Examples:

A landlord tried to deduct $300 for carpet cleaning, but the Tribunal found no professional cleaning was done at the start, so the deduction was reversed
A cleaning invoice for $480 was rejected because the exit photos showed the property was already tidy

GOOD NEIGHBOURS’ TIP: REINVEST $300 BETWEEN TENANTS

We recommend landlords invest around $300 at the end of each tenancy for:

A professional carpet clean
A top-up clean to bring the property to a higher standard before new tenants move in

Why?

Because starting the tenancy with a clean, fresh, professionally presented property allows us to set a higher benchmark for the entry condition report. That, in turn, gives us a much clearer legal standing during the final inspection—and increases your chances of recovering cleaning costs if needed.

This small reinvestment keeps your property in great shape and reduces disputes down the line.

WHAT YOU CAN LEGALLY DEDUCT

You can only deduct cleaning costs from the bond if:

The property was clearly not reasonably clean
You have photo evidence
You can show a before-and-after comparison
The costs are reasonable and itemised

WHAT COUNTS AS “REASONABLY CLEAN”?

The term “reasonable” is the key. It generally means:

Surfaces wiped
Floors vacuumed or swept
Rubbish removed
Kitchen and bathroom cleaned
No strong odours or obvious grime

It does not mean:

Every window polished
Steam-cleaned carpets
Commercial-grade hygiene

HOW GOOD NEIGHBOURS HANDLES EXIT CLEANING

Our Property Managers:

Conduct a detailed final inspection using a condition report
Compare against move-in photos and notes
Flag any cleaning issues early with the tenant
Provide an opportunity to fix before applying deductions
Work with trusted cleaners if professional cleaning is truly needed
Ensure all bond claims are fully documented and legally justified
Recommend reinvesting in a quick post-tenancy clean to lift presentation and support stronger tenancies going forward

TIPS FOR LANDLORDS

Always start the tenancy with a detailed entry condition report, including photos
Don’t rely on memory—documentation wins at the Tribunal
If you want specific cleaning (e.g. carpet shampoo), you must agree this upfront in writing
Avoid frustration by working with a PM who knows the law and follows process
Consider reinvesting $300 between tenancies to bring the home back to your preferred standard—future you will thank you