Start at the North End Road market and walk north, and within five minutes you are in Avonmore: a tight grid of late-Victorian streets pinned between Olympia, Brook Green and the railway that separates Hammersmith and Fulham from the Royal Borough next door. The market itself has sold fruit, veg and household bits six days a week since the 1880s, and the W14 stretch of North End Road that feeds it is one of 24 streets the council has named for selective licensing. That licensing line, more than any postcode boundary, is what shapes a check-out clean around here, and we will come back to it.
Last updated May 2026. We clean the whole of the W14 pocket, the Olympia and Avonmore Conservation Area, and the wider Hammersmith and Fulham borough. Every booking carries the deposit-back 48-hour re-clean. For a fixed price in under ninety seconds, call 0333 555 2076.
The check-out clerk’s torch, and what it finds
The deposit is the reason any of this matters. A one-bed on Avonmore Road lets for somewhere around £2,000 a month, a two-bed in Avonmore Mansions or Glyn Mansions pushes past £3,000, and a four-bed period house on the road itself can clear £5,000. Under the Tenant Fees Act cap a deposit runs to five weeks’ rent, so on these flats you have anywhere from roughly £2,300 to well over £5,000 sitting with a protection scheme, waiting on the check-out. Of every way you can lose a slice of it, a failed cleaning standard is the most avoidable.
Clerks in W14 do not eyeball a room and move on. They work off an inventory that was photographed the day the last tenant left and you moved in, and a typical Avonmore one runs past thirty pages with several hundred individually shot items. Every tap, every switch plate, the inside of the extractor hood, the corner of a skirting mitre: it is all on file. If the day-one photo shows clean filter mesh and the check-out photo shows brown grease, that is a deduction, and the clerk does not need to argue it with you because the camera already has.
If the day-one photo shows clean filter mesh and the check-out photo shows brown grease, that is a deduction, and the clerk does not need to argue it with you because the camera already has.
What gets written up is rarely dramatic. It is the oven the last occupant cooked a year of roast dinners in. It is the detergent drawer in the washing machine, furred with a grey-pink mould nobody ever pulls out and rinses. It is the chrome on the bathroom taps, because the water here is hard and limescale builds a dull film in weeks. A clerk acting for one of the bigger agents will photograph each of these, and the sums are not small: oven carbon alone tends to be written up in the region of £150 to £200, and carpets that should have been shampooed and were not can run higher again. None of it is fair-wear-and-tear. All of it is cleaning.
The free dispute route exists, and it is worth knowing. If you and the landlord cannot agree on a deduction, the protection scheme runs an alternative dispute resolution service that is free to use and usually has a three-month deadline from when you move out, and a clean check-out clerk’s report on a flat you paid to have done professionally is exactly the evidence that wins it. The trouble is that adjudication takes weeks and you have usually moved on. Far better to clear the standard on the day.
Licensing in W14, and why your clean gets a second audience
Hammersmith and Fulham runs two property-licensing schemes that bear on Avonmore, and both matter for a check-out. The first is a borough-wide additional HMO licensing scheme: any house or flat let to three or more people from more than one household needs a licence, right across the borough. The second is selective licensing, which covers 24 named streets, and the W14 pocket sits inside it because North End Road and Blythe Road are both on that list. Both schemes were designated to run for five years from 5 June 2022 to 4 June 2027, so they are very much live for any tenancy ending now.
Why does that change a clean? Because a licensed property is inspected against the council’s own standards, not just the landlord’s inventory. The larger period flats on Comeragh Road, Gunterstone Road and Fitzgeorge Avenue are routinely let to sharers, which puts them squarely in additional licensing, and the bigger houses occupied by five or more people from two or more households fall under mandatory HMO licensing under the Housing Act 2004. In any of those, kitchen and bathroom hygiene is held to a documented standard, so your check-out has two audiences: the inventory clerk and, implicitly, the licensing regime behind the tenancy. The council sets out the detail on its own borough-wide additional HMO licensing scheme page.
The wider law shifted under the tenant’s feet last year, too. The Renters’ Rights Act 2025 received Royal Assent and its main provisions are in force: Section 21 no-fault evictions are gone, fixed-term assured shortholds are converting to rolling periodic tenancies, the Decent Homes Standard now reaches the private rented sector, and Awaab’s Law puts hard deadlines on damp and mould. None of that touches the rules on cleaning deductions. What it does change in Avonmore is timing: with fixed terms abolished, more tenants here serve two months’ notice and leave mid-month, which squeezes the gap between handing back keys and getting the flat clean. Book early and the squeeze is someone else’s problem.
The deposit itself sits with one of three government-approved schemes, and it helps to know which yours is before you challenge anything.
- Deposit protection scheme
- By law your deposit must be held in one of three schemes within 30 days of payment, and you should have had the prescribed information telling you which. The three are the TDS, the DPS and mydeposits. The gov.uk guide on how landlords must use deposit protection schemes sets out the duty in plain terms.
- Check-in inventory
- The photographed record of the flat’s condition on day one. It is the benchmark the check-out is measured against, and a strong professional one cuts both ways: it can catch you out, but it also protects you where the flat was already worn. Shelter’s note on tenancy deposits and what deductions are allowed is a good plain-English read.
- Selective licensing
- A scheme that licenses ordinary private rentals (not just shared houses) on named streets, used by councils to lift standards in specific areas. In Hammersmith and Fulham it covers 24 streets, North End Road and Blythe Road among them, to 4 June 2027.
- Additional HMO licensing
- Borough-wide here: any property let to three or more people forming more than one household needs a licence, which captures a lot of Avonmore’s larger sharer conversions.
The flats around Avonmore Road, and how each one fails a check-out
West Kensington is mostly streets of Victorian terraces, with a high concentration of well-preserved red-brick Victorian mansion flats grouped around Avonmore Road. Glyn Mansions went up in 1897, Avonmore Mansions and Avonmore Gardens in 1893, and the blocks on Fitzgeorge Avenue are listed. Plenty of the terraces on Edith Road, Edith Villas and Comeragh Road were carved into flats from the 1970s on. So you are not cleaning one kind of home here, you are cleaning three, and each one fails a check-out in its own way.
The mansion flat is the hardest. Ceilings sit at nine or ten feet, which means cornicing and picture rails carry dust no ordinary clean ever reaches, and the original sash windows have decades of paint layered into the runners and pulleys. The reception rooms are deep, the skirting is tall, and a clerk who runs a finger along the top of a door frame in Glyn Mansions will find what the last tenant missed. These flats want a pole, a step ladder and time, which is exactly why a domestic mop-and-go leaves marks the inventory catches.
The period conversion on Edith Road or Comeragh Road brings a different problem. The kitchen was usually fitted into what was once a scullery or a back room, so the extractor runs to an awkward duct, the worktops are a patchwork of whatever the landlord installed, and the bathroom is often a 1980s or 1990s retrofit with grout that has greyed. Original floorboards and parquet run through the hall and reception, beautiful and unforgiving, because they show every scuff and they will not take a steam cleaner or an alkaline floor wash without damage.
The third type is the sharer’s house, the licensed HMO on Gunterstone Road or Fitzgeorge Avenue, let room by room. Here the wear is heavier and spread across more bathrooms and a shared kitchen, the bins are bigger, and the clean is judged against the council’s HMO standard as well as the inventory. A clean that would clear a single-let one-bed will not clear a six-person house, because there is simply more of everything to document.
We pick products for the building, not for convenience. No caustic oven residue near hardwood, no acidic descaler splashed at nickel or brass taps, pH-neutral on anything period, and a proper descaler reserved for the hard-water scale on chrome and glass. The water in W14 is genuinely hard, so a tap that looks merely dull to you is a written deduction to a clerk, and it comes off with the right acid and a cloth rather than a scrub that scratches the plating.
What an Avonmore clean actually covers
Our 57-point agent-approved checklist was built with letting agents across Hammersmith and Fulham, Kensington and Chelsea and Westminster, and it tracks what a check-out clerk photographs on the day. It is the same list whether you are in a studio off Blythe Road or a four-bed on Avonmore Road. The kitchen is where most check-outs are won or lost, so it gets the most attention.
In the kitchen we clean the oven inside and out, the door glass including the pane between the layers where we can reach it, the racks soaked separately and the trays scrubbed, and the extractor hood with its grease filters lifted and degreased. The hob comes apart, gas rings lifted to clean underneath, induction glass polished, ceramic scraped of burnt-on carbon. The fridge and freezer are defrosted, emptied, shelved out and washed, and the door seals wiped clear of the black mould that grows in the folds. Then the run of detail:
- Washing machine drum, drawer, filter and door seal scrubbed of soap scum and mould
- Dishwasher filter cleaned, a descale cycle run, the seal scrubbed
- Every cupboard emptied, wiped inside and out, handles and hinges done
- Worktops degreased and polished, with the right product for granite, quartz or solid timber
- Splashback tiles descaled and the grout brushed
- Sink and taps descaled, the chrome buffed, the plughole cleared
- Bins washed inside and out, skirting and radiators wiped, behind the appliances where they pull out
Bathrooms are the other hard-water battleground. We strip limescale off the shower glass and the chrome, scrub the bath, tray and enclosure, and take the WC down to the hinges, the cistern, behind the pan and the u-bend. The basin, pedestal, taps, mirror and glass shelves are all done, the tile grout scrubbed and any mould treated and rinsed, and the shower head comes off to be descaled and refitted. The extractor vent is cleared of dust, the floor washed, the radiator cleaned, and every chrome surface left without a streak.
Through the bedrooms and reception rooms the work is mostly about the period detail a clerk knows to check. Picture rails, dado rails, skirting, door frames and architraves are dusted and wiped, the high cornicing reached with an extendable brush, and the original boards vacuumed then damp-mopped with pH-neutral solution. The sash windows get inside panes, frames, sills, runners and shutters where fitted; the tracks vacuumed and wiped. Radiators are dusted between the fins rather than just across the front, light fittings and shades cleared of dust, switch and socket faces wiped rather than soaked, built-in wardrobes emptied and the rails done, mirrors and glass left streak-free, and any cast-iron fireplace hearth brushed and its tiled surround wiped. Carpets are vacuumed hard into the corners and against the skirting, with a professional hot-water shampoo available as an add-on.
And then the things that run through the whole flat: bulbs tested and swapped where the inventory says so, smoke alarms dusted and tested, the hall floor and any stair treads and banisters wiped, your own front door, frame and letterbox done on a mansion-block landing, balconies and small terraces swept and their glass cleaned, and the cleaning waste bagged and carried to the block’s bin store.
What it costs, and what changes the number
Here are the full prices. A studio is £156, a one-bed flat £207, a two-bed £243, a three-bed flat or small house £339, and a four-bed house £425. Those figures are the standard rate, not a teaser, and they include the 48-hour re-clean, VAT-free invoicing because we are not VAT registered, the pH-neutral products suited to period interiors, and all the equipment. A five-bed or a double-fronted house we quote on a quick look.
What moves the number is condition, not postcode. A flat that has been kept decently cleans to the standard quote. A flat with a year of oven grease, a smoker’s residue on the walls, pet hair worked into the carpet, or a sharer’s kitchen that has not had a deep clean since the tenancy began takes longer, and we say so before we start rather than springing it on you at the end. If you would rather pay by the hour for a part-job, that is £30 per cleaner.
The add-ons are priced separately and openly. Oven cleaning on its own is £77 for a single, £110 for a double and £114 for a range cooker. Carpet cleaning is £36 a bedroom, £43 a living room, or £115 for a whole two-bed flat, and it is the add-on Avonmore tenants book most because the conversions tend to be carpeted through the bedrooms. Upholstery cleaning covers sofas and mattresses, and hard floor cleaning earns its keep on the original parquet and board floors these flats are full of. If you need the flat emptied as well as cleaned, our removals service can run a studio or a two-bed move on the same day.
The items that decide your deposit
Across the hundreds of Avonmore and West Kensington check-outs we have cleaned for, the same items come up on the clerk’s report again and again. If you were cleaning the flat yourself and wanted to know where the money is, this is the list, roughly in the order clerks tend to flag them.
- Oven interior carbon, the single biggest deduction cause, usually written up around £150 to £200
- Extractor hood grease filters, lifted out and photographed from beneath
- Washing machine drawer and drum, where mould in the detergent compartment is a standard mark
- Fridge door seal, black mildew worked into the rubber folds
- Limescale on the bathroom chrome, because W14 is hard-water territory
- Grout discolouration in the bathroom tiling, especially the 1980s and 1990s retrofits
- Sash window runners and sills, dust and the odd dead fly, easy to miss
- Dust on picture rails and cornicing, a mansion-block speciality
- Scuffing on the original boards, which often lifts with the right cleaner rather than counting as damage
- Radiator dust between the fins, not just across the visible front
- Cast-iron fireplace surrounds and hearths in the period conversions
- Balcony decking and glass on the newer blocks off Avonmore Road
- Marks on the communal hallway floor where furniture was dragged out
- Inside the kitchen cupboards: crumbs, sticky shelf liners, the back corners
- Skirting scuffs behind where furniture stood for a year
- Your allocated bin in the store, left dirty
- Bulbs, where any missing or blown one goes down as a deduction
Booking it around a month-end move
Booking is deliberately quick. Call 0333 555 2076 or email [email protected] with your Avonmore address, the date the tenancy ends and the agent’s name, and we give you a fixed quote in under ninety seconds off the bedroom count, the property type and any add-ons. You get a confirmation email with the arrival window, the name of the team lead and a copy of the 57-point checklist, so you know exactly what is being done.
On the day we arrive with everything. A two-bed mansion flat is a six-to-eight-hour job, and you do not need to be there if the agent holds keys. If the clerk flags anything at check-out, you call within 48 hours and we come back free to put it right; across 2024 and 2025 that produced a 97% first-time pass rate, so the return visit is the exception, not the plan. It is the same guarantee that has helped tenants recover £1.2m in deposits since 2014, and it is why we are on the books of 300+ letting agents who would rather send us than risk a disputed deduction.
One practical word on timing. Avonmore turns over hardest between the 25th and the 1st, when most tenancies roll, so the last week of the month books out first. Serve your notice, then book us. The flats that get a clean slot are the ones whose tenants called early.
Other things we clean, and where else we work
The end of tenancy clean is the main job, but it is not the only one we do in W14. A deep cleaning visit suits a mid-tenancy reset or a pre-Christmas going-over. Window cleaning handles the residential glass these blocks are full of, upholstery cleaning takes the sofas and mattresses, and after-builders cleaning comes into its own after one of the constant Kensington Village and conversion refurbishments. Standalone oven cleaning, carpet cleaning and hard floor cleaning are all bookable on their own, and removals can clear and shift a flat when you are moving on.
We work the streets either side of Avonmore too. We clean across Brook Green on the other side of the conservation area, around Hammersmith to the west and through Shepherd’s Bush to the north. South of here we cover Fulham, and over the railway into the Royal Borough we work Kensington, neighbouring Earl’s Court one stop down the District line, and Holland Park. The full Hammersmith and Fulham hub lists every area we cover in the borough.
Getting to you is rarely the hard part. West Kensington station sits on North End Road on the District line in Zone 2, one stop from Earl’s Court and one from Baron’s Court, with the 28 and 391 buses and the N28 at night, and Kensington Olympia on the Mildmay Overground line and National Rail is a short walk the other way. The parking is the worst part, frankly, with controlled bays most of the day across the W14 streets, but our teams work around it, and almost every Avonmore job is reachable without a car anyway.
Questions Avonmore tenants ask
How much does end of tenancy cleaning cost in Avonmore?
A studio starts at £156, a one-bed at £207, a two-bed at £243, a three-bed at £339 and a four-bed at £425. Those are the full prices for a reasonably kept flat. Heavy grease, pet hair, mould or a sharer’s house that has not seen a deep clean in a year all push the number up, and we tell you before we start, not after.
How long does an Avonmore end of tenancy clean take?
A one-bed conversion runs four to five hours with two cleaners. A two-bed mansion flat in Glyn Mansions or Avonmore Gardens is six to eight, mostly because of the ceiling height and the joinery. A four-bed period house on Avonmore Road or a licensed sharer’s place on Comeragh Road is a full day with three or four of us.
Do you clean inside the oven as part of the price?
Yes. The cavity, the door glass including the pane between the layers where the build reaches it, the racks soaked off separately, the trays scrubbed, the seals wiped, and the extractor hood with its grease filters lifted out and degreased. Oven carbon is the single most common reason a W14 check-out fails, so we do not rush it.
Will the pH-neutral products be safe on my original floorboards?
Yes. The boards and parquet in these flats are often 130 years old, so we vacuum first then damp-mop with a pH-neutral solution and a microfibre head. No steam, which lifts old finishes, and no alkaline detergent, which strips the wax. Period tiles in the hallways get the same careful treatment rather than a one-product-fits-all approach.
What exactly is your 48-hour re-clean guarantee?
If your letting agent or the inventory clerk flags a cleanliness point at check-out, you call us within 48 hours and we come back free to put it right. It is not a refund scheme, it is a return visit, and across 2024 and 2025 it produced a 97% first-time pass rate, so most clients never need to use it. Full terms are confirmed when you book.
Do I have to be there on the day?
No. If the agent holds keys we collect them, and most of the Avonmore offices, from Benham and Reeves to the smaller independents, are used to releasing keys to us. Where a mansion block has a porter or concierge, they can let us in and out. You only need to tell us who holds the keys and where.
Do you bring all the equipment and cleaning products?
Yes, everything. Vacuums, mops, microfibre cloths, the pH-neutral floor cleaner, oven degreaser, a descaler for the hard-water scale, mould treatment and a hot-water carpet extractor if you have booked carpets. You supply nothing, not even a roll of kitchen towel. The block’s water and a couple of plug sockets are all we need from the flat.
Can you shampoo the carpets at the same visit?
Yes, with hot-water extraction rather than dry foam. It is £36 a bedroom, £43 a living room, or £115 for a whole two-bed flat. Book it with the end of tenancy clean and we do both in one day. Carpets then want four to six hours to dry, so we tend to do them early in the visit rather than last.
Are your cleaners insured?
Yes. We carry £5 million of public liability cover and £10 million employer’s liability, and we will send the certificates over if your agent asks for them. In a block where you are responsible for any accidental damage to communal parts on the way out, that cover matters more than people expect.
Do you clean balconies and the small terraces on the newer blocks?
Yes. The conversions behind Kensington Village and a few of the blocks off Avonmore Road have private balconies, and clerks do photograph them. We sweep them down, wash the glass balustrades and rinse any decking, which is enough to clear the balcony line on a standard check-out inventory.
Who is responsible for the mansion-block communal areas?
You are responsible for your own flat and the bit of communal hallway right outside it, so we wipe your front door, the frame and the letterbox. The shared stairs, the hall carpet and any lift are the managing agent’s job, billed through your service charge, and they are not part of a tenant’s check-out. We will not be asked to clean them and you should not be charged for them.
Do you take the rubbish away when you finish?
We bag up the cleaning waste and take it to the block’s bin store, which is all a normal check-out needs. We cannot fly-tip a flat’s worth of unwanted furniture, but if you are leaving a sofa, a mattress or a stack of boxes behind, our removals service can clear and move it on the same day for a separate quote.
How soon can you fit me in around a month-end move?
Usually within 48 hours, but Avonmore tightens up sharply between the 25th and the 1st when most tenancies turn over together. Since the Renters’ Rights Act ended fixed terms, more people here leave mid-month on two months’ notice, which only spreads the rush rather than easing it, so book the moment you have served notice.
Do you already work with the letting agents around Avonmore?
Yes. We are regularly booked by Benham and Reeves, Marsh and Parsons, Winkworth Hammersmith, Dexters, Hamptons and Kinleigh Folkard and Hayward, plus smaller W14 names like Shaws Kensington and Austin D’arcy. Being on the books of 300+ letting agents means we have seen how each clerk marks a check-out, which is half the battle on a period flat.
How and when do I pay?
Card on completion, or bank transfer within 24 hours of the job finishing. We do not ask for a deposit on a standard end of tenancy clean, and we are not VAT registered, so the price we quote is the price you pay. Agents and landlords who use us across a portfolio can be set up on monthly invoicing instead.
Do you work weekends without charging extra?
Yes, Saturday and Sunday at the same rate, with no weekend surcharge, because a lot of moves land on a weekend and charging more for it would be mean. Bank holidays we quote one at a time, since our own availability is tighter, but a normal weekend booking costs exactly what a Tuesday would.
Do you clean licensed HMO and sharer flats in Avonmore?
Yes, and we know the standard is stricter. The bigger conversions on Comeragh Road, Gunterstone Road and Fitzgeorge Avenue are routinely let to sharers and fall under the council’s borough-wide additional HMO licensing, so the clean is judged against the council’s hygiene rules as well as the inventory. We cover the shared kitchen, every bathroom, the communal lounge and each let room individually.
Ready to sort it? Call 0333 555 2076 or email [email protected] with your Avonmore address and tenancy end date. You get a dedicated team, the 57-point agent-approved checklist, the 48-hour re-clean guarantee, and a 97% first-time pass rate behind it.