Avery Hill end of tenancy cleaning

We clean end-of-tenancy jobs in Avery Hill, SE9, from £156 for a studio up to £425 for a four-bed, fixed price, with a 48-hour re-clean guarantee behind every one. That is the short version. Everything below is the detail.

Monster Cleaning has worked the SE9 2 streets since 2014, and Avery Hill is one of our steadier rounds. The 1930s semis backing onto the park, the Section 257 conversions off Bexley Road, the share houses that catch University of Greenwich staff and Queen Elizabeth Hospital shift workers. Ring 0333 555 2076 or email [email protected] and you get a written quote within the hour, usually no home visit needed. Last updated May 2026.

The three-week window on an SE9 move-out

Most Avery Hill tenancies end on or around the 28th. That is when the rounds back up. The removal vans queue on Avery Hill Road and Dumbreck Road, the agents schedule their check-outs for the morning after, and the late-notice cleaning calls all land in the same forty-eight hours. If your move-out falls in that window, book early, because the good slots go first and an empty-flat clean cannot start until the removers have finished.

Here is the part tenants underestimate. The clean is the last thing that happens, but it is the thing the deposit turns on. A clerk works through the property against the original check-in inventory, room by room, with a torch and a camera, and on a let near the park they already know another tenant is queued behind you. That changes how hard they look.

What a clerk flags on a 1930s semi

Avery Hill is mostly interwar. Long roads of 1920s and 1930s semi-detached houses, a scatter of post-war council stock, and a band of larger Victorian and Edwardian places that have since been split into flats. That age of house is lovely to live in and a pain to hand back, because the detailing that gives it character is exactly where dirt collects and a clerk knows to look.

Take the skirting. A 1930s semi on Avery Hill Road or Dumbreck Road has deep-profile skirting and original picture rails, and the flat top edge of both runs a line of dust that a quick going-over with a cloth never lifts. Then there are the windows. A lot of these houses kept their crittall-style metal frames, and the tracks, weep holes and reveals build up grime and old frame-paint that clerks photograph as a matter of routine. None of it is dramatic on its own. It is the stack of small flags that turns into a deduction.

The kitchens are the other reliable source. Interwar kitchens were not built around the appliances we cram into them now, so grease ends up behind the tiled splashback, the oven roof element carbonises, and the extractor filter clogs out of sight. A clerk lifts the whole filter out. The canopy on its own is never enough. They open the cupboards and check the tops, they pull the salad drawers and look at the back of the fridge. The naked eye passes a kitchen that the check-out fails.

The naked eye passes a kitchen that the check-out fails.

After twelve years on SE9 check-outs we have a fair catalogue of what gets written up. The list below is the recurring set, roughly in the order clerks tend to find them:

• Oven carbon on the roof element and along the door-hinge track, the commonest single flag we see.
• Extractor filter grease. Agents lift the filter out, so degreasing the canopy alone does not clear it.
• Limescale on chrome taps, shower glass and the bath surround, because SE9 water is hard.
• Black mould in the silicone sealant round the bath, shower and kitchen splashback.
• The washing-machine door seal. The fold at the bottom hides mould that tenants never think to wipe.
• Deep-profile skirting throughout, worst in the older Avery Hill Road and Dumbreck Road houses.
• Window tracks and weep holes on the crittall-style frames.
• Pebble-dash porch interiors and textured ceilings, common on Dumbreck Road and Riefield Road.
• Light-switch plates and sockets, where old fingerprints and nicotine show up under a clerk’s torch.

Get those right and the rest of the report tends to fall into line.

The back bedrooms catch people out too. A lot of these semis have a small third room over the hall, used as a box room or a nursery, and it is the one that gets cleaned last and least on the way out. Clerks know that, so they check the carpet edges against the gripper rods, the skirting behind where the bed stood, and the window track that never gets opened. On the houses that kept original parquet or pine, the floor edges and the strip under the carpet grippers are a routine flag, because that is where years of grime settles and a vacuum cannot reach it. We work those edges by hand, which is slower, but it is the difference between a pass and a re-visit.

The park, the campus and the new school

Three things shape the Avery Hill rental market, and all three push agents to be firmer at check-out than you would expect for a quiet corner of south-east London.

The first is the park. Avery Hill Park is 86 acres of Green Flag parkland along the eastern edge of the ward, part of the Green Chain Walk, with the Grade II listed Victorian Winter Garden inside it, the second-largest Victorian glasshouse in the country after Kew’s Temperate House and looked after by the University of Greenwich. Anything inside a ten-minute walk of that green spine lets quickly and lets at a premium, and a premium let is one an agent will fight to turn around clean and re-let without a void.

The second is the campus. The University’s Southwood site on Avery Hill Road is still running, and between students, university staff and Queen Elizabeth Hospital workers it feeds a steady stream of sharers into the SE9 2 flats. Those are often the Section 257 conversions, which means HMO rules, which means a tighter check-out. More on that further down.

Student lets also bunch the work. The campus calendar pushes a wave of move-outs into late June and another into September, so for a few weeks either side of those dates the SE9 2 sharer flats all turn over at once. If you are a sharer leaving a campus let, the same advice holds twice over. Book the clean before the rush, because the slots in that fortnight go faster than at any other point in the year.

The third is new. The old Mansion site, which the University left in 2020, is being rebuilt as a Harris Academy boys’ secondary school due to open in 2026. Catchment speculation is already nudging family-let demand up across the ward. When agents can see the next tenant lining up, they get stricter on the cleaning deductions for the one moving out. That is the whole dynamic in one sentence.

Hard water and the pebble-dash problem

Two local quirks cause more failed check-outs in Avery Hill than anything else, and neither is obvious until you have done a few jobs here.

The water is hard. Properly hard. Chrome taps, shower screens and the bath surround scale up in weeks, not months, and a clerk runs a finger over the tap base and the shower glass as the first thing they do in a bathroom. Ordinary bathroom spray does not shift settled scale, and scrubbing chrome with the wrong pad scratches it, which is its own deduction. We use proper descalers that are safe on chrome and glass, and where the scale has built up over a long tenancy we soak the worst of it overnight, so if your bathroom is bad it is worth booking us a day ahead rather than on the morning of the inspection.

The other quirk is the render. Pebble-dash porches, textured ceilings and Artex coving are everywhere in these streets, and you cannot clean them the way you clean a flat plaster wall. Wet-wipe a textured ceiling and you smear it, lift the finish, and leave a mark the clerk spots straight away. The right approach is dry. We dust and cobweb-check the textured surfaces and the porch interiors, work the corners and the picture-rail tops, and leave the finish alone. It sounds minor. On Dumbreck Road and Riefield Road it is half the report.

What the 57-point clean covers

Every Avery Hill move-out runs to the same 57-point agent-approved checklist, written against the inventory templates the local clerks use. A senior cleaner walks the property against the sheet at the end, so nothing gets signed off until it has been checked twice. Here is what that covers, room by room.

Kitchen

• Oven taken apart. Racks, shelves, side liners, door glass inside and out, roof element, fan housing.
• Hob, extractor canopy and the extractor filters, degreased or swapped if you supply replacements.
• Splashback tiles, grout lines and silicone descaled and sanitised.
• Fridge and freezer emptied, defrosted, seals and interior cleaned, outside polished.
• Washing-machine drawer, rubber door seal, filter trap and detergent residue.
• Dishwasher filter, spray arms, door seal and the salt and rinse chambers.
• Microwave inside and out, turntable and door seal.
• Cupboards emptied, wiped inside and out, handles degreased, tops done.
• Worktops, splash zones and under-cabinet light housings.
• Sink, taps, plughole and any waste-disposal unit, descaled.
• Skirting, kick boards, bin store and floor edges, then the floor mopped and sanitised.

Bathrooms

• Bath, shower tray, screen and tile surround, with limescale taken off the chrome and glass.
• Toilet bowl, cistern, seat, hinges and base sanitised, including behind the pan.
• Basin, pedestal, taps and mirror.
• Extractor fan cover and grille.
• Grout and silicone treated for mould and staining.
• Shower head descaled or soaked overnight where it needs it.
• Cabinet interiors, radiator and towel rail.
• Window frames, sills and reveals; skirting and floor.

Bedrooms and living areas

• Skirting, picture rails and coving dusted and wiped.
• Light switches, sockets and thermostats.
• Radiator fronts, backs, valves and the wall behind them.
• Windows, including internal glass, frames, tracks and sills, with extra time on the crittall-style frame paint common to Avery Hill Road and Dumbreck Road.
• Curtain rails and blind slats; fabric curtains vacuumed where they hang.
• Doors, handles, frames, locks and hinges.
• Built-in wardrobes, including shelves, rails and drawer runners.
• Pebble-dash porch interiors and textured ceilings, dusted and cobweb-checked, never wet-wiped.
• Original parquet and pine floors lightly buffed; carpets vacuumed edge to edge, with a professional wash available as an add-on.

Throughout

• Cobwebs, ceiling corners and picture-rail tops.
• Stairs, including treads, risers, spindles and the handrail.
• Hallway, internal doors and frames.
• Smoke and carbon-monoxide alarm housings dusted gently, not tested.
• A final top-to-bottom walkthrough against the 57-point sheet by a senior cleaner.
• A photo record of every room emailed to you within 24 hours.

Licensing, Section 257 and the deposit rules

Avery Hill sits inside the Royal Borough of Greenwich, and Greenwich runs one of the broader licensing regimes in south London. This is the bit that makes HMO check-outs bite harder than ordinary family lets, so it is worth understanding before you hand the keys back.

The borough-wide additional HMO licensing scheme runs from 1 January 2024 to 31 December 2028. Any property with three or more people forming two or more households, sharing a kitchen, bathroom or toilet, needs a licence. Mandatory HMO licensing applies on top for properties with five or more occupants. Greenwich also has a selective licensing scheme, but that is a separate thing covering Plumstead, Glyndon, Shooters Hill, Woolwich Common and Woolwich Riverside only, so it does not touch Avery Hill. The postcode checker and the public licence register sit on the Royal Borough of Greenwich licensing pages.

What it means for a tenant cleaning out of a Section 257 converted flat or a share house is simple enough. Your landlord’s licence ties them to set management standards, and the flat has to come back in a condition that matches those standards. That is why agents lean harder on HMO check-outs around the campus than on a single-family semi two streets over.

The law underneath all this changed too. The Renters’ Rights Act 2025 is in force across England, and it shifts the move-out in two ways. Section 21 no-fault evictions are gone, so tenancies run as periodic assured tenancies and no agent can dangle possession to push a quiet surrender. And deposit disputes now turn even more on evidence, the check-in and check-out inventories, dated photos and a professional cleaning receipt. You can read the Act in full on legislation.gov.uk, and Shelter’s housing advice is the clearest plain-English summary of what it means day to day. If you end up challenging a deduction, a receipted Monster Cleaning invoice carries real weight at the Tenancy Deposit Scheme, the DPS and mydeposits adjudication boards.

Check-in inventory

The dated report and photos taken at the start of the tenancy. The check-out is judged against it, not against a clean ideal, so fair wear and tear is allowed for.

Section 257 HMO

A building converted into self-contained flats that still counts as a house in multiple occupation under the rules, because the conversion did not fully meet 1991 Building Regulations. Common in the larger Avery Hill conversions.

Additional HMO licensing

Greenwich’s borough-wide scheme for smaller HMOs of three or more people in two or more households, running to 31 December 2028. Separate from the Woolwich-area selective scheme.

End of tenancy clean

A one-off, inventory-spec clean of an empty property to a check-out standard. Deeper and more exhaustive than a Deep clean, which resets a lived-in home but is not measured against an inventory.

None of that is theory for us. We are on the books of 300+ letting agents, and over the years we have helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning deductions. That is the reason the 57-point checklist exists and the reason the 48-hour re-clean guarantee is unconditional. When 97% of jobs pass first time, the occasional flag is cheaper to fix than to argue, so we just fix it.

Prices, held in writing for seven days

Fixed prices, no hourly creep. Every quote is in writing and we hold it for seven days.

Carpets, upholstery and window panes can all go on the same booking at reduced rates if they are done in the one visit. A single oven deep clean runs £77, a double £110, a range cooker £114. For the carpets, carpet cleaning is £36 a bedroom, £43 a living room or £115 for a whole two-bed.

It helps to know what the move-out clean is and is not. A regular domestic clean is the weekly or fortnightly upkeep, charged by the hour at £30 per cleaner with a next-visit fix if something is missed. A Deep clean is the quarterly reset, also £30 an hour per cleaner, with a 24-hour fix. The end-of-tenancy clean is the inventory-spec, deposit-back job, a fixed quote from £156 and backed by the 48-hour re-clean guarantee. An After builders clean is the post-refurb dust-out, again £30 an hour per cleaner. If you are not sure which you need, tell us the situation on the phone and we will say plainly which one fits.

Streets we were on this quarter

We work the full SE9 2 footprint around the park, the Southwood campus and the New Eltham station approach. The streets below are where we have actually had jobs in the last six months, not the edge of where we will travel. If your road is not on the list, it is still covered.

• Avery Hill Road (SE9 2BD, 2ER, 2EU, 2EY, 2UG)
• Bexley Road (SE9 2PE, 2PG)
• Southwood Road (SE9 3QU, 3QS)
• Dumbreck Road (SE9 1RY, 1SA)
• Footscray Road (SE9 2SU, 2SX)
• Halfway Street fringe (SE9 3SS)
• Sparkes Close, Kingsholm Gardens and Tarnwood Park
• Westmount Road and Westhorne Avenue
• Riefield Road, Glenure Road and Glenesk Road
• Crown Woods Way and Grangehill Place
• Green Chain Walk cottages off Bexley Road
• New Eltham station approach (SE9 2TP, 2TS)

If your road is not on the list, it is still covered.

Booking a slot around the removers

Booking is quick. Here is how it runs:

1. Ring 0333 555 2076 or email [email protected] with your address, bedroom count and check-out date.
2. You get a fixed written quote within the hour. No home visit needed for a standard property.
3. We confirm the slot. Keys by meter box, agent collection or in-person handover are all fine.
4. The team arrives with vans, machines, solutions and the checklist. A two-bed takes four to five hours, a three-bed semi five to seven.
5. The photo report comes the same evening. If a clerk flags anything inside 48 hours, we come back and re-clean it free.

Time it for after the removers finish. A three-bed semi removal around here usually runs four to six hours, and the clean cannot start until the rooms are empty, so the two jobs need to dovetail. We can coordinate the Removals with the same crew if you would rather hand the whole move to one firm.

One practical note on the day. Parking is usually fine on the residential roads off Avery Hill Road, but the New Eltham station approach can be tight in the morning, so tell us if your flat is up near the station and we will plan the van around it rather than circling. It saves time we would otherwise put on the clock.

Other services that often go on an Avery Hill move-out:

• Carpet cleaning, professional hot-water extraction, £36 a bedroom.
• Oven cleaning, £77 single, £110 double, £114 range cooker.
• Upholstery, £55 a two-seater, £110 a three-seater, £65 a double mattress.
• Window cleaning, £35–£70 domestic.
• Removals, £250 studio up to £550 three-bed, same-crew coordination available.
• Outdoor cleaning, £95 a small patio, £260 a standard drive.

Patios and garden paths come under outdoor cleaning, which matters on the Avery Hill Road and Westhorne Avenue lets where the garden is written into the tenancy schedule.

We also cover the streets either side of Avery Hill, so if you are moving within the area we can pick up the next clean too:

• Eltham
• New Eltham
• Mottingham
• Falconwood
• Kidbrooke
• Blackheath
• Sidcup
• Up to the parent: Greenwich borough hub

If your Avery Hill check-out is inside the next fortnight, ring now, because the late-notice slots fill fast around the 28th. Fixed price, written quote, the 57-point checklist, the 48-hour re-clean guarantee, a full photo record, and a firm that has been doing this since 2014. Ring 0333 555 2076.

Frequently asked questions

How much does end of tenancy cleaning in Avery Hill cost?

Studios start at £156, a one-bed flat is £207, a two-bed is £243, a three-bed semi is £339 and a four-bed family home is £425. Section 257 conversions and heavily furnished lets carry a small premium, quoted up front so there is no creep on the day.

How long does a clean on an Avery Hill semi take?

A one-bed flat runs three to four hours with two cleaners. A typical Avery Hill Road three-bed semi is five to seven hours with a team of three, longer if the carpets are being washed in the same visit.

Do you bring all the kit, or do we supply anything?

We bring the lot. Vans, vacuums, steam machines, descalers, scrapers, ladders, microfibre and the 57-point sheet. You do not need to leave a single cloth behind.

What does the 48-hour re-clean guarantee actually cover?

If your letting agent or the inventory clerk flags a cleaning issue within 48 hours of our visit, we come back and re-clean the flagged areas free of charge. No argument, no second invoice.

Do you clean Section 257 converted flats under Greenwich additional HMO licensing?

Yes. The Bexley Road and Avery Hill Road conversions are routine for us. We know Greenwich’s borough-wide additional HMO scheme runs to 31 December 2028 and what the management standards mean for a check-out.

Do we have to be there while you clean?

No. A key-safe, an agent handover or a porter collection all work fine. You get a photo record by email the same evening, so you can see the job from wherever you have moved to.

Can you clean on the same day we move out?

Yes, as long as the flat is empty by our start time. Book the slot for after the removers finish; a three-bed semi removal around here usually takes four to six hours.

Can the carpets be done in the same visit?

Yes. Hot-water extraction carpet washing is £36 per bedroom, £43 per living room or £115 for a whole two-bed, and booking it alongside the main clean saves a second appointment.

Why is limescale such a problem on Avery Hill check-outs?

SE9 runs hard water, so chrome taps, shower glass and the bath surround scale up fast and it is the single most common flag a clerk writes. We use descalers that are safe on chrome and glass, and we soak overnight where it is severe, so book 24 hours ahead in that case.

Do you handle pebble-dash porches and textured ceilings?

Yes. They are everywhere on Dumbreck Road, Riefield Road and Kingsholm Gardens. We dust and cobweb-check them carefully and never wet-wipe a textured surface, because that wrecks the finish and the clerk notices.

What if we have already moved out and the clean clearly will not pass?

Ring us. We can usually get to an SE9 property inside 24 to 48 hours. A pre-check-out booking is always easier to slot than an emergency on inspection morning, so the earlier you call the better.

Will you give us a proper invoice for the deposit scheme?

Yes. You get an itemised receipt with our company number, Companies House 9919639, which stands up as evidence at the Tenancy Deposit Scheme, the DPS and mydeposits.

Are you insured?

Yes. We carry full public liability and goods-in-trust cover, and we are happy to send the certificate over before you book if you want to see it.

Do you clean gardens, patios and driveways?

Patios and garden paths come under our outdoor cleaning service, £95 for a small patio and £260 for a standard drive. It comes up a lot on Avery Hill Road and Westhorne Avenue lets where the garden is written into the tenancy schedule.

What happens if the agent still deducts money after your clean?

Send us the deduction notice. We attend free under the 48-hour guarantee, and our itemised invoice and photo record become the spine of any challenge at deposit-scheme adjudication. 97% of our Avery Hill tenancies pass first time, so it rarely gets that far.

How do we book, and how fast do you reply?

Ring us on 0333 555 2076, email [email protected], or message through the website with your address, bedroom count and check-out date. You get a fixed written quote within the hour, and no home visit is needed for a standard property.