Here’s why cleaning feels so contentious and what both landlords and tenants need to know
Picture this: a tenant has spent the weekend cleaning before move-out; oven scrubbed, carpets hoovered, bathroom shining. They hand back the keys feeling confident. A few days later, they learn that part of their deposit will be used to cover professional cleaning.
At the same time, the landlord is opening an invoice for a chunk of money to bring the property back to the standard needed for new tenants. They know the work had to be done quickly to avoid delays and unnecessary voids, but the cost still stings.
It’s a familiar story in Edinburgh. Tenants feel their efforts aren’t recognised and that deductions are unfair. Landlords are frustrated that what’s considered “clean” can vary between individuals, and that they’re left covering essential costs in the meantime. This difference in perception is exactly why cleaning remains one of the top reasons for disputes in Scotland.
Here’s why cleaning feels so contentious, and what both sides need to know.
How can cleaning cause disputes?
At the end of a tenancy, the property should be returned in the same condition it was let, allowing for fair wear and tear. In practice, this is rarely straightforward.
For tenants,the deposit is their money. After paying rent faithfully and looking after the property, hearing that deductions are being made for cleaning can feel personal.
For landlords, the challenge is different. Deposit protection schemes like SafeDeposits Scotland always start with the assumption that the deposit belongs to the tenant. To make a deduction, landlords must provide clear evidence, often through inventories and check-out reports. Even then, the process can drag on for months. That delay leaves landlords out of pocket at a time when they may need to pay contractors up front to get the property ready for new tenants.
Why do cleaning costs in Edinburgh feel so high?
Whether you’re a tenant seeing part of your deposit deducted, or a landlord footing the bill while waiting for reimbursement, professional cleaning in Edinburgh isn’t cheap. Here’s why:
- Professional standards End-of-tenancy cleans are deep cleans, designed to meet letting standards, not just a quick tidy.
- Insurance and overheads Cleaning companies cover costs like public liability insurance, national insurance, pensions, vehicles, and equipment.
- Parking costs In Edinburgh city centre, parking can be nearly £10 per hour.
- Time and logistics Collecting keys, transporting equipment, and factoring in travel all add up.
- VAT (20% on top of most invoices)
When you add these together, even a small one-bedroom flat can cost hundreds of pounds to clean professionally. For landlords, that’s an upfront cost. For tenants, it can be a good part of their deposit. And for both, it can feel frustrating.
What Chapmans are doing about it
At Chapmans, we don’t want cleaning to cause stress for tenants or landlords. Here’s how we help manage expectations.
Upfront guidance We flag realistic cleaning costs before tenants move out.
Support for tenants We provide clear checklists and guidance to help them prepare properly and so there are no last-minute surprises.
Protection for landlords Detailed check-in/check-out reports and photo evidence back up claims.
Industry advocacy We’re actively raising concerns with SafeDeposits Scotland about how Edinburgh cleaning rates are assessed when invoices are viewed unfavourably.
How to avoid a cleaning dispute: a quick checklist
For tenants
- Read your inventory and return the property in the same condition.
- Pay attention to “hotspot” areas such as ovens, fridges, bathrooms, skirting boards.
- If short on time, consider booking a professional clean yourself.
- Check the work after the cleaners have left – different cleaning companies have different standards
- Ask us for cleaner recommendations
For landlords
- Be realistic about costs in Edinburgh’s cleaning market.
- Expect VAT and parking charges to be reflected in the hourly rate.
- Use your agent to set clear expectations with tenants from day one.
End-of-tenancy cleaning doesn’t have to be a battleground. Understanding the real costs of cleaning in Edinburgh, preparing early, and communicating clearly, can help landlords and tenants avoid unnecessary disputes.
If you’d like to know if your property is priced correctly or areas where you could save, come and talk to us to find out more about how working with Chapmans can help you as a landlord. Book a discovery call or try our free valuation tool.
Take a closer look at what the Edinburgh rental market was doing in 2025 Q2 with the latest Citylets report.
