The housing officer doing a Collyhurst check-out heads for the bathroom extractor before anything else, because the black bloom in the silicone under that boxed-in 1960s housing is the single most reliable deduction in the M40 Courts.
That is what an end of tenancy clean here has to beat: the line the check-in report set on day one, judged against a professional standard, at a fixed price by bedroom count, with a 48-hour re-clean guarantee tied to the check-out report itself. Ring 0333 555 2076 for a price in about three minutes.
Last updated June 2026. We cover the M40 patch (M40 7RR through the rest of M40 7, plus the edges of M40 8, M9 4 and the M4 city-centre boundary), from the Courts on the Rochdale Road side to the new homes along the River Irk. This page sits inside the regional directory at End of Tenancy Cleaning Manchester.
How the check-in report quietly decides your deposit
End of tenancy cleaning
from £156
For a studio, fixed by property size, agreed before we start.
Get your price0333 555 2076 · 8am to 7pm
Start with the mechanism, because almost nobody does, and it settles the whole thing. Your deposit is decided by two walks round the same flat.
- When you moved in, a clerk or the housing officer walked the flat and wrote down every surface, usually with photos, and against the kitchen and bathroom they put something close to “clean” or “as new”. That was true on the day, because the place had just been done properly.
- At check-out, someone walks it again and compares line by line.
- Anything clearly worse than that first entry, past fair wear and tear, comes off your deposit.
You are not marked against a tidy flat. You are marked against a professional clean, which is why a mop and a free Saturday rarely gets you over the line.
The money is real. On a two-bed Court flat with a five-week deposit, these can account for a few hundred pounds of it:
- a clipped oven
- a mouldy bathroom seal
- a grimy carpet
Most tenants only do that sum after they have failed the walk and lost the first round. It is nearly always that way round, which is a shame, because the first round is the cheap one to win.
Council-managed lets, of which Collyhurst has a great many, get walked the hardest, because the person inspecting is also the landlord. No agent in the middle softens it.
What 1 May 2026 changed, and what it did not
The Renters’ Rights Act 2025 went live on 1 May 2026. It changed the timing of a move-out and left the cleaning alone.
- Section 21
- No-fault eviction is gone.
- Tenancies
- Every assured shorthold tenancy in England has rolled over to a periodic one, so a tenant can give two months’ notice at any point rather than waiting out a fixed term.
- The cleaning
- Here is the part people read wrong: the cleaning side of a move-out did not change one bit. The check-in benchmark still applies. The deposit maths is what it was the week before.
- Timing
- This is what changed. Move-outs are now more frequent and less predictable, and in a high-turnover patch like the M40 that means the slot you want goes sooner.
Book earlier than you used to.
The cleaning side of a move-out did not change one bit.
Three Collyhursts on one postcode, three different cleans
Collyhurst is not one kind of housing, and the clean changes with each. It splits roughly three ways.
The Courts: the four 13-storey ex-council blocks
Roach, Vauxhall, Mossbrook and Humphries Court are the 13-storey blocks on the Rochdale Road side, built in the 1960s and deep-retrofitted by Northwards Housing in the mid-2010s:
- new windows
- Rockwool insulation and cladding
- enclosed balconies
- ground-source heating
- solar on the roof
That refit is why these flats clean the way they do:
- The boxed-in bathroom extractor
- It got a new fan but kept its original alloy housing, and the silicone seal beneath it grows mould inside a year.
- The storage heaters
- They gather dust on every fin.
- The balcony
- Once open and now glazed in, it collects city soot along the cement edge.
The terraces: what is left of the old streets
A handful of older red-brick terrace pockets survive off the Rochdale Road spine, around streets like Eggington Street, after the 1970s clearances and the later maisonette demolitions took most of the rest.
These are a picture-rail and skirting-top job, with paint you cannot scrub at and a tiled hall that has not been lifted in years.
The new build: Collyhurst Village, South Collyhurst and Victoria Riverside
Then the new homes. The Victoria North programme (Manchester City Council with the Far East Consortium, the first real building work here in fifty years) is putting up 244 homes in the Collyhurst Village phase and 30 social-rent homes in South Collyhurst, due to finish in 2026, with the private Victoria Riverside towers on the city-centre edge.
None of it has any period detail: polished concrete, an integrated dishwasher, recessed downlights. The fail-points are the things a tenant never thinks about:
- the dishwasher filter
- the track under the sliding doors
A team that turns up expecting a tidy modern flat and finds a 1960s storage-heater job has already lost an hour.
If you are not sure which Collyhurst yours counts as, the bracket between the Harpurhey end and the Ancoats city-centre fringe runs through the postcode. Tell us the block or the street and we will know the clean before we arrive.
A team that turns up expecting a tidy modern flat and finds a 1960s storage-heater job has already lost an hour.
Soft water, and why the M40 fail-points are grease and damp
One thing that catches people who have rented down south: Manchester water is soft, and limescale is not what loses a Collyhurst deposit.
United Utilities draws the supply from upland Pennine and Lake District reservoirs (United Utilities publishes the hardness figures), so calcium builds on a chrome shower head or a kettle element far slower than it would in London or the Kent commuter belt.
Three things do lose it:
- Grease
- On the extractor baffle, the hob trims and the gap between cooker and worktop.
- Damp
- Dark mould in bathroom corners and along that boxed-in extractor seal, since these are warm flats on the older ventilation.
- Carpets
- They take the daily tread-in from a tower-block lobby or, on the townhouses, from the garden and the building site next door.
We carry descaler; in M40 it earns its keep on the taps and little else.
The 57 things we go through, room by room
Every Collyhurst booking runs to a 57-point agent-approved checklist, built over a decade of north-Manchester check-outs and tuned to what these clerks and housing officers actually flag. The full list comes with the job. Here is the shape of it.
The kitchen, where the grease lives
The oven, booked as an add-on from £31, is hand-cleaned, not wiped: racks out to soak, the door glass split apart where it can be so the brown film between the panels comes off, interior and fan and seals all done.
The extractor hood is the M40 grease trap, so the baffle filter comes out and soaks while the housing is degreased. Then the rest of the room:
- Hob trims and burner caps off and washed, the splashback cleared
- Every cupboard inside and out, the awkward corner ones included
- Fridge and freezer through once you have defrosted them
- The cooker pulled out so the slot of oil down the side gets done, and slid back
- On a Victoria Riverside flat, the integrated dishwasher filter out and rinsed, the new-build version of the same idea
The bathroom, where the damp lives
- The boxed-in extractor housing, the Courts fail-point: grille off, dust brushed out, refitted so the officer sees clean alloy
- The silicone seal between bath and tile: mould treated where it can be saved, flagged for replacement on the report where it cannot
- Shower screen and tray, soap scum stripped, the head given a light descale
- Tile grout scrubbed where the water hits, not just wiped
- WC done properly: bowl, rim, hinge bolts, base and behind the pan
- Basin, taps and pedestal
Bedrooms, living rooms and the bits people forget
- Wardrobes inside and out, runners and rails
- The storage heaters, the other Courts fail-point: front grille off where the model allows, each fin vacuumed with a soft brush, refitted
- Skirtings, picture rails and dado rails by hand in the older terraces
- Window glass and frames on the inside, lower edge, locks
- Light fittings done inside the dome, not just the shade
- Internal doors both sides
- Switches and sockets wiped
- Carpets vacuumed in two directions, edges by hand, marks spot-treated
- Hard floors vacuumed first, mopped last
- The glazed balcony in the Courts: cement edge scrubbed, aluminium wiped, the inside of the glazing polished
Then a last torch walk over skirting tops and behind the heaters, because that is where the clerk points theirs.
What it costs, and the maths nobody runs in time
This is the full agent-approved service:
- a fixed price
- the 57-point checklist applied to every room
- the 48-hour re-clean guarantee included
No extra for a flat on the twelfth floor of a Court block. A Roach Court two-bed and a Victoria Riverside two-bed price the same. A surviving terrace off Rochdale Road can run a little higher if the picture-rail and skirting-top workload is heavy.
| Property | Typical duration | Estimated cost |
|---|---|---|
| Studio flat | 3-4 hours, 1 cleaner | From £156 |
| 1-bed flat (Court flat or Riverside apartment) | 4-5 hours, 2 cleaners | From £207 |
| 2-bed flat (Roach, Vauxhall, Mossbrook, Humphries Court) | 6-8 hours, 2 cleaners | From £243 |
| 3-bed (South Collyhurst townhouse or terrace) | 7-9 hours, 2 cleaners | From £339 |
| 4-bed family townhouse or HMO share | Full day, 2-3 cleaners | From £425 |
| By-the-hour, for a part job or light top-up | As needed | £30 per cleaner |
| Carpet shampoo add-on | Same visit | From £29 a room |
| Double oven, on its own | 1.5-2 hours | From £110 |
- Carpet shampoo
- £29 a bedroom, £36 a living room, or £94 for two bedrooms and a living room in one go.
- Oven with the clean
- A single oven is £31 and a double or a 90cm range £62.
- Oven on its own
- A double is £110 and a 90cm range £143.
- By the hour
- The hourly £30 covers two cleaners with full kit, for the odd job where a full end of tenancy is overkill.
Run the sum the way the deposit makes you. A £243 clean to protect a five-week deposit on a two-bed is not really a decision.
A failed walk, where you lose the first round and pay for a clean anyway, is the expensive outcome, and the common one.
If anything is flagged, the guarantee covers it. Over the years that work has helped tenants recover £1.2m in deposits, and we are on the books of 300+ letting agents across the city.
Three jobs get muddled when people phone, and it is worth booking the right one.
- End of tenancy clean
- The hand-back clean, built to pass the inventory and get a deposit back, flat empty, the 48-hour guarantee on it. The one most Collyhurst movers need.
- Deep clean
- A reset for a home you are keeping. No clerk to satisfy, from £186: £26 per cleaner per hour for two cleaners and at least three hours, plus £30 for kit. See deep cleaning.
- Regular domestic clean
- Ongoing upkeep, the same cleaner kept on, from £23 an hour weekly. That is domestic cleaning.
- Check-in inventory
- Not ours to write, but the document your check-out is judged against, which is why we clean to it.
Booking it around the housing officer
Booking is plain. The steps:
- Ring 0333 555 2076 or email office@monstercleaning.com. Give us the move-out date, the postcode and the bedroom count, and say whether it is a Court flat, a new build or a terrace. Price back inside the hour during office hours.
- Drop the key with the housing officer for a council-managed Court let, or the letting agent for a private flat or a Riverside apartment. Or meet us there.
- Leave the flat empty so we can reach everything the inventory lists.
- We clean to the 57-point checklist and email a written check-out report when we finish. That is your evidence if anyone pushes back.
- Anything flagged inside 48 hours, we come back free.
Same-day work is sometimes on if a team is finishing nearby. Tomorrow is tight, but ring anyway.
Licensing, and what the clerk reads into it
Collyhurst is not inside any of Manchester’s selective licensing schemes. It is bracketed by them.
The council designated these areas on 24 February 2025, running to 23 May 2030 (the council lists every current scheme):
- the Whiteway Street and Trinity areas, in the same Harpurhey ward
- the Droylsden Road and Scotland Street areas, in Miles Platting and Newton Heath
- Mandatory HMO licence
- Separate from that, any house shared by five or more people needs one, which is national law.
- The penalty
- The penalty for getting it wrong rose to £40,000 on 1 May 2026.
Why does a cleaner mention this? Because licensing has put inspections under a brighter light across north Manchester.
A clerk walking a four or five-share terrace off Rochdale Road notes the cleaning categories more carefully than two years ago, and a borderline kitchen that once got waved through now gets written up.
Add-ons and the areas next door
A Collyhurst move-out often pulls in more than the core clean.
- Carpet cleaning is the common one, the second most frequent M40 deduction after the kitchen.
- Oven cleaning is £31 an oven on top of the end of tenancy job, and stands alone from £77 if the oven is all the officer flagged.
- Upholstery cleaning covers the landlord’s sofa in a furnished council let.
- The reach work on the 13-storey blocks is a window cleaning job.
We work the same teams across the surrounding patch, which matters if your next place is one over:
- Cheetham Hill with its M8 terraces
- Crumpsall on the way to North Manchester General
- Ancoats across the city-centre line
- the wider End of Tenancy Cleaning Manchester hub
Questions we get asked
How much does end of tenancy cleaning cost in Collyhurst?
Fixed prices, not hourly: £156 for a studio, £207 for a one-bed, £243 for a two-bed, £339 for a three-bed and £425 for a four-bed. A Roach Court two-bed and a Victoria Riverside two-bed apartment sit at the same £243. Carpet shampoo and the larger oven specs are priced on top. Ring 0333 555 2076 and we will give you the number in about three minutes.
Is Collyhurst inside a Manchester selective licensing area?
No. Collyhurst is not in any of the council’s three selective licensing schemes. The nearest designations sit in the same Harpurhey ward (the Whiteway Street and Trinity areas) and across the M40 line in Miles Platting and Newton Heath, designated on 24 February 2025 and running to 23 May 2030. A flat shared by five or more people still needs a mandatory HMO licence, which is national law and separate from the local schemes.
Why isn’t limescale the problem here like it is down south?
Manchester is a soft-water area. United Utilities pulls the supply from upland Pennine and Lake District reservoirs, so calcium rebuilds on a kettle element or a shower head far more slowly than in London or Kent. We carry descaler, it just gets a light workout. On M40 check-outs the deposit goes on grease, condensation mould and carpets, not chalky taps.
How long does the clean take?
A two-bed flat in one of the Courts is roughly a six to eight hour job with two cleaners. A three-bed townhouse in South Collyhurst runs seven to nine. Studios and one-beds are usually a long morning. We work to the checklist, not the clock, so we do not pull the team off early to make a second booking.
Do you guarantee I get my deposit back?
We cannot promise the deposit itself, because the inventory covers plenty we never touch: paintwork, the landlord’s furniture, scuffs on a communal stairwell, fair wear and tear. What we guarantee is the cleaning. If the housing officer or clerk flags any cleaning issue inside 48 hours, we come back and put it right free.
What if my let is council-managed in one of the Collyhurst Courts?
Tell us when you book, and say which block: Roach, Vauxhall, Mossbrook or Humphries Court. The officer doing the walk is also the landlord, so they look hard at the bathroom extractor housing and the storage heaters. We brief the team on those two and note the silicone-seal condition on the report so you have it in writing.
Do you cover the new Victoria North and Collyhurst Village homes?
Yes. The Collyhurst Village phase, the South Collyhurst social-rent homes and the Victoria Riverside towers are all on our M40 round. The kit changes for a new build (polished concrete, an integrated dishwasher, recessed downlights) but the standard the clerk holds you to does not.
Do I need to be there when you clean?
No. Most Collyhurst tenants leave a key with the housing officer for a council-managed Court flat, or with the letting agent for a private let or a Victoria Riverside apartment. We send a written check-out report by email when we finish so you have a dated record.
What products do you bring?
All of it. A hot alkaline degreaser for the extractor baffle and the hob, a proper anti-mould treatment for bathroom silicone, soft brushes for the storage-heater fins, and the long pad for the glass inside an oven door. You do not need to leave anything behind for us.
Are you insured, and who actually are you?
We are Monster Cleaning Ltd, trading since 2014. Public liability cover is in place and the certificate is available on request. We have helped recover more than £1.2m in deposits and we are on the books of 300+ letting agents.
What is the 48-hour re-clean guarantee, in plain terms?
If the clerk or housing officer pulls you up on anything we should have cleaned, tell us within 48 hours and we send a team back free. The flat needs to be in the state we left it, with nobody moved in yet. We have leaned on it for roughly 3 jobs in 100 since 2014.
How quickly can you book me in, and how do I pay?
Usually 48 to 72 hours’ notice, sometimes same day if a team is wrapping up nearby on Rochdale Road or the Harpurhey side. Card on the day, bank transfer in advance, or cash. We send an itemised invoice for your deposit file.
Will you work around the council’s Right to Return move-backs?
Yes. Some residents who left when the old maisonettes came down are moving back into Collyhurst Village and South Collyhurst under the Right to Return promise. Where the dates are tight we can do the hand-back clean and the new-place snag clean close together. Mention it when you call.
Does the property need to be empty?
Empty is much better. Furniture in the way blocks access and leaves the clerk guessing at check-out. We can work around one piece left for the next tenant, but the more that stays, the less of the flat we can finish properly.
Other Monster Cleaning services in Collyhurst
Staying put rather than moving on? We also offer carpet cleaning in Collyhurst, oven cleaning in Collyhurst and domestic cleaning in Collyhurst.