End of tenancy cleaning in Coombe Hill, with no hidden fees

On a Coombe Hill house the clerk counts the bathrooms before they look inside any of them. Six ensuites means six descaling jobs, six extractor vents and six shower screens on the report, and the deduction risk scales with the count rather than the postcode. So the clean here is an arithmetic problem before it is a cleaning one: work to the check-in report, price it by the hour at £30 per cleaner, and back it with a 48-hour re-clean guarantee measured against the check-out report itself. Ring 0333 555 2076 and we will price it in about three minutes.

Last updated June 2026. We cover Coombe Hill and the KT2 7 roads around it: Warren Road, Coombe Hill Road, George Road, Golf Club Drive, Devey Close, Greenwood Park and the Beverley Lane edge. This page sits inside the borough directory at End of Tenancy Cleaning Kingston.

Why a Coombe Hill check-out is counted, not glanced at

Start with the mechanism, because it explains everything else on this page. When you moved in, a clerk walked the house and wrote a report describing every surface, room by room, usually with photographs, usually with the word “clean” or “as new” against each kitchen and each bathroom. Those words were true that day, because the house had just been professionally cleaned. At check-out a clerk walks it again and compares the two reports line by line. Anything materially worse than the check-in entry, beyond fair wear and tear, is chargeable against your deposit.

That mechanism is the same in a Surbiton flat. What changes on Coombe Hill is the multiplier. A four-bathroom house has four times the surface a clerk can mark down, and the report is four times as long, so a check-out that takes forty minutes on a two-bed takes most of a morning here. Clerks working these roads are not being difficult. They are working through a document that lists every item, and every item they cannot tick has to be written up with a photograph and a reason.

The pattern of deductions follows the same arithmetic. Ovens, grout and scale are the usual three, and on a house with a double oven, a separate hob, two utility rooms and a boot room, each of those three becomes several. Add the things nobody thinks of until a clerk lifts them: the underside of a wall-mounted shelf in the laundry, the back-stair handrail in the old servants’ wing on the pre-war houses, the top edge of a door frame at twelve feet. None of that is exotic. It is just more of it.

Two things sit behind all of this in law, and they pull opposite ways. The Tenant Fees Act 2019 means a landlord here cannot write professional cleaning into the contract as a condition, so nobody can force you to book us. Damp and mould in a cold corner is a landlord obligation, not a tenant cleaning failure. Where we find it, we photograph it and document it, so the charge sits where it belongs.

The clean is longer rather than cleverer.

What 1 May 2026 changed on a private estate road

The Renters’ Rights Act 2025 went live on 1 May 2026. Section 21 no-fault evictions are gone. Every existing assured shorthold tenancy in England has converted to a periodic tenancy, and a tenant can now give two months’ notice at any point in the year instead of waiting for a fixed term to end.

The cleaning side did not change. Not one line of it.

The Tenant Fees Act still applies. The check-in benchmark still applies. The deposit maths is what it was the week before. What changed is timing, and on roads let on twelve-month corporate templates that matters more than you would think, because a family that used to leave in July can now leave in February. Move-outs here are becoming less predictable and no less frequent, and a five-bedroom house cannot be cleaned at two days’ notice the way a one-bed can. Book earlier than you used to. That is the whole practical takeaway, and it is dull, and it pays for itself.

Where Kingston actually stands on licensing

People ask, so here is the position as we checked it. The Royal Borough of Kingston upon Thames runs mandatory HMO licensing borough-wide, which catches properties let to five or more people forming two or more households and sharing facilities. The borough’s additional licensing scheme ended on 28 February 2023 and has not been replaced. There is no selective licensing scheme in Kingston, and none currently proposed.

On Coombe Hill that is mostly academic. The houses in the Coombe Hill ward let as single-household family lets, not shared houses, so mandatory licensing rarely bites. Your check-out standard here is contractual. It comes from the inventory and the tenancy agreement, not from the council. If your deposit is in one of the three protection schemes, and it should be, every deduction has to be itemised against an inventory line before an adjudicator will look at it.

The 57 points, and where a big house eats the hours

Every booking runs to a 57-point agent-approved checklist, built over a decade of check-outs and tuned to what clerks in this borough actually flag. The list comes with the job. Here is the shape of it, and more usefully, here is where the hours go on a house this size.

The kitchen, plus the second kitchen nobody mentions

The oven is stripped, not wiped. Racks go in a soaking tank, the door glass comes apart so the brown film between the panes comes out, and the interior, fan, element and seals all get done. That film is the most-flagged oven fault we see anywhere. Hob rings and burners off, control knobs off and washed. The extractor hood is degreased inside and out and the filter soaked or swapped. Every cupboard inside and out, drawer runners pulled, the bin cradle out so the underside gets done. Worktops polished against the smear test, which on a stone worktop means the light has to be at the wrong angle and it still has to pass.

Then the part that surprises people. A lot of these houses have a second cooking space: a back kitchen, a utility with its own sink and appliance run, or a pantry with a wine fridge and an ice maker in it. Every one of those has appliance seals, a drain and a floor, and every one of them is on the inventory. Fridge and freezer cleaned through once you have defrosted them. Appliances pulled out so the gaps behind and under are done, then put back. The washing machine drum, the detergent drawer out and scrubbed, and the door seal, which is the first thing a clerk opens on any property in England.

Bathrooms, and there are more than you counted

Scale comes off the taps, the shower head, the screen and the tile joints first. Careful work on the original chrome and brass in the older houses, because the brute-force descalers a new-build shrugs off will mark it. Grout is scrubbed back as far as honest effort takes it, and photographed first where it is clearly past saving.

• Toilet done properly: inside, under the rim, the base, the cistern, the hinges, and behind the pedestal where nobody looks but the clerk
• Shower screen both faces, tracks, and the bottom 50mm where most cleaners stop
• Bath, taps, the underside of the taps, overflow and plughole
• Wet-room floor drain lifted and the trap rinsed
• Mirrors, cabinets, and behind them where they come away from the wall
• Extractor vent wiped and the sealant cleaned to a usable state, because re-sealing is a handyman job and not a cleaning one

Multiply that by five or six and you have most of a cleaner’s day before anyone has touched a bedroom.

Bedrooms, dressing rooms and the tall reception rooms

Inside every wardrobe, drawer and built-in cupboard. Walk-in dressing rooms get every shelf and rail wiped and the carcass interior vacuumed. Skirting, door frames, doors, handles and finger plates. Light fittings, shades, switches and ceiling roses. Window sills, reveals and frames on the inside. Radiators behind, under and on top, and the cast-iron ones in the period houses take longer than a modern panel. Walls spot-wiped for marks, with a realistic line drawn, because nail holes and scuffs are a decorator’s bill and not yours to scrub away.

Reception rooms in the pre-war houses run to twelve-foot ceilings with deep cornice work, and you cannot do the inner curve of a cornice from a stepladder without missing it. That is a pole job and it is slow. Fireplaces get the hearth cleared, the fender polished, the chimneypiece wiped and the mantel dusted underneath as well as on top. Then a final walk-through, photographed before and after, every room. That photo set is the evidence you keep.

Hard water, multiplied by six bathrooms

Thames Water supplies this side of the borough and puts its whole region in the hard band, which it defines as 200 to 300 mg per litre of calcium carbonate. You can read the classification on their own hard water page. It is not a Coombe Hill quirk. It is the whole of the south east, and the chalk the water passes through on the way here.

What is a Coombe Hill quirk is the count. Hard water on one shower head is a five-minute job. Hard water on six rainfall heads, six sets of thermostatic trims, four towel-rail valves, a boiling-water tap on the island and a hot tap on a range cooker is an afternoon, and it is an afternoon a clerk will spend twenty minutes checking. They run a thumbnail down the tap. They look at the screen edge-on against the light. They pull the shower head in close.

Heavily scaled fittings get a proper soak with a descaling agent rather than a wipe and a spray, and on original chrome or on a stone surround we use a stone-safe product instead, because an acid that clears a modern tap will etch travertine and that is a repair bill rather than a cleaning failure. Grout is the other one. Kitchen and bathroom grout is the line between a pass and a deduction more often than anything to do with carpets. We scrub it rather than wipe it, and where it is genuinely past saving we photograph the state before we start, so the clerk cannot bill you for wear that was already there at check-in. That photograph has settled more disputes than any argument has.

Hard water on one shower head is a five-minute job. On six it is an afternoon.

Devey to developer: the stock changes inside one conservation area

Coombe Hill is not one kind of house, which is the thing people get wrong about it from the outside. It is a conservation area the council designated in January 1996, covering 84 properties across 16.8 hectares, and the council’s own Coombe Hill conservation area page describes it as the estate and hinterland of the demolished Coombe Warren, with several mid-19th-century properties by the architect George Devey and other large houses in a spacious landscaped setting next to the golf course. Eight buildings in it are Grade II listed. Devey’s name is still on a cul-de-sac here, which tells you how the estate thinks about itself.

So you get three broad kinds of job on one hill.

The Devey-era and pre-war houses on Warren Road and George Road are the slowest. Leaded casements that need both faces and the timber rebates behind them, oak panelling that takes a wax-safe product and nothing stronger, deep cornice runs, back stairs, and in a few of them a laundry wing that has not changed layout since it was staff quarters. Nothing aggressive goes near original paint or original plaster. A scratched architrave is a bigger deduction than a missed oven, and it is not one you can put right with a second visit.

Then the later detached houses off Coombe Hill Road, Greenwood Park and Devey Close: 1980s to 2000s, big, and built for finishes rather than mouldings. Marble halls, glass balustrades, large-format porcelain, integrated audio, lighting plates on every wall. The inventory on these is dominated by streak-free glass, fingerprint-free metal and even shine on stone, so the work is glass blades and linen-fold microfibre rather than pole dusters.

Third, and easy to forget, are the small units: a lodge, a coach house, a converted annexe, a flat over a garage block. Some of them are let separately on ordinary tenancies at ordinary prices, and they get the same 57 points as the house at the top of the drive.

The golf course shapes the practical side of all three. Coombe Hill Golf Club opened in 1911 on ground laid out by J.F. Abercromby, and the frontages and lanes that ring it are the reason so many drives here are gravel. Gravel gets tracked into halls and boot rooms and it is the single most predictable thing we clean on this estate.

What it costs, and why the hourly rate matters more here

Coombe Hill runs at our standard rate: £30 per hour per cleaner, kit, products and travel included. There is no premium on this postcode and we are not going to invent one. Add-ons are the same everywhere too: a single oven is £77, a double £110, a 90cm range £114, and whole-house carpet on a two-bed comes to £115.

The tiers above stop at four bedrooms for an honest reason. Past that the variation between two houses on the same road is larger than the gap between any two tiers, so a fixed figure would be a guess dressed up as a price. A six-bed with two utility rooms, a wet room and a gravel drive is not the same job as a six-bed that was refitted last year and let for eighteen months. We walk it, or we take your photographs, and then we quote hourly against the real thing. The quote is fixed once we give it. The only variable after that is scope you agree with us in writing.

Run the maths the way the deposit makes you. A three-bed at £339 against a deposit capped at five weeks’ rent on a house in KT2 7 is not really a decision, and that is before you count what a failed check-out costs in a second clean plus a delayed release. Every booking carries a 48-hour re-clean guarantee: if the agent flags any cleanliness issue inside 48 hours, we come back and redo it free, as long as you tell us inside that window and the property is still in the state we left it with nobody moved in. Our pass rate sits near 97%, but the guarantee is the point, because the pass rate is an average and your check-out is not.

Four different jobs get muddled at this end of the market, and it is worth booking the right one.

End-of-tenancy clean

The contractual hand-back clean, done to the inventory, property empty, with the 48-hour re-clean guarantee on it. £30 an hour per cleaner.

Deep clean

A reset for a home you are keeping. Lived-in, furniture in place, no formal standard to hit and no clerk at the end of it. Also £30 an hour per cleaner.

Regular domestic clean

Ongoing maintenance on a rota with the same cleaner kept on the house, from £22 an hour weekly or £24 fortnightly.

One-off team clean

A standalone visit by a team, £26 per cleaner an hour with a £186 minimum, which is two cleaners for three hours plus the £30 kit charge. It is not the retainer and it is not an end-of-tenancy clean.

A George Road job from March

“Two years in a five-bed off George Road, ending because my husband’s posting moved to Zurich. Five bathrooms and a wet room, and the scale on the rainfall heads had beaten everything I tried. Monster sent four cleaners across two days and soaked every fitting rather than scrubbing at them. The clerk spent an hour and forty minutes on the report and passed it first time. Deposit back in full, three weeks later. I had assumed we would lose something to the bathrooms and we did not.”
Priya, Coombe Hill KT2 7, March 2026

That is a fair example of the pattern here. Long tenancy, no single disaster, just volume, and the thing at risk was the count of bathrooms rather than any one of them. What settled it was the soak time. You cannot rush scale off a fitting, and a crew that has budgeted the hours does not try.

Booking it, and the gate problem

Access is the part that goes wrong on this estate, not the cleaning. A lot of these roads are private, several of the drives are gated, and a crew of four sitting outside a gate for twenty minutes is twenty minutes you are paying for. Sort it when you book and the day is fine.

1. Ring 0333 555 2076. Postcode, bedroom count, bathroom count, check-out date, and anything the check-in report marked “as new”. The bathroom count matters more than the bedroom count on this estate and it is the question people are least ready for.
2. Send photographs if you can. Kitchen, utility, and one of each bathroom. Two minutes of your time takes most of the guesswork out of the quote on a big house.
3. We book you in, ideally the day before check-out with a buffer. Allow 7 to 10 days for a month-end slot and 3 to 5 days mid-month. For anything over four bedrooms, allow more, because a two-day job needs two consecutive days.
4. Tell us how we get in. Gate code, an estate management pre-clearance, a key safe, or an agent drop-off. If crew names need to go to the estate office in advance, we send them.
5. Photo proof at the end, every room, before and after, with an itemised invoice on company-headed paper. That is your evidence pack if the check-out tries to deduct.
6. Check-out happens. Anything flagged inside 48 hours, we come back and fix it free.

One more note on the property being empty. It matters more here than anywhere. A five-bed with furniture still in three rooms is not a clean we can finish, and the clerk will mark the rooms we could not reach as unchecked rather than passed. Get the removals done first, then us, then the clerk. In that order.

Questions we get asked

How much is end of tenancy cleaning in Coombe Hill?

From £156 for a studio annexe, £207 for a one-bed, £243 for a two-bed, £339 for a three-bed and £425 for a four-bed house. Anything larger is quoted hourly at £30 per cleaner after a walkround or a set of photographs, because the variation between two big houses on the same road is wider than any fixed tier would be honest about. There is no postcode premium on Coombe Hill.

Do you charge more because it is Coombe Hill?

No. The rate is £30 per hour per cleaner here and it is £30 per hour per cleaner in Norbiton. What costs more on this estate is the number of hours a large house needs, which is a different thing, and you can see the arithmetic on the quote.

Does the Renters’ Rights Act 2025 change anything for Coombe Hill tenants?

From 1 May 2026, Section 21 evictions are abolished and every existing assured shorthold tenancy in England has converted to a periodic tenancy. Tenants can give two months’ notice at any point. The cleaning obligations at end of tenancy did not change at all. The real effect here is timing, so book earlier than you would have done.

Is there a landlord licensing scheme in Kingston?

Mandatory HMO licensing applies borough-wide, for properties let to five or more people forming two or more households and sharing facilities. Kingston’s additional licensing scheme ended on 28 February 2023 and has not been replaced, and there is no selective licensing scheme in the borough. Coombe Hill houses let as single-household family lets, so licensing rarely applies. Your check-out standard here is contractual, from the inventory, not from the council.

How hard is the water, and does it really cost people money?

Thames Water classes its whole supply region as hard water, which it defines as 200 to 300 mg per litre of calcium carbonate, because the water passes through chalk on the way here. It costs people money on this estate because of the count rather than the severity. Six ensuites is six sets of trims, screens and heads for a clerk to photograph.

How long does a five or six-bed take?

Usually two days with three or four cleaners, occasionally more if there is a wet room, a second kitchen or a large utility run in scope. We will not compress one into a single day to hit a slot. The deduction risk of a rushed job on a house that size is not worth the tidier diary.

Can you handle leaded casements and panelling on the older houses?

Yes. Both faces of the glass, the timber rebates behind them, and the cames brushed of dust and web. Panelling gets a wax-safe product and nothing stronger. We do not chemically clean lead came and we do not put anything aggressive on original plaster or original paint, because a conservator costs more than a cleaner and the deduction would be yours.

Do you need us there on the day?

No. Most people here hand keys to the agent before check-out and we collect from them. Give us the access arrangement in advance and we send you the before-and-after photographs at the end so you can sign it off from wherever you have moved to.

What if the clerk still flags something?

Tell us inside 48 hours and we come back and redo it free under the re-clean guarantee, provided the property is still as we left it and nobody has moved in. If the landlord disputes it beyond that, your deposit protection scheme runs an adjudication, and our dated invoice, the photograph set and the re-clean record all count as evidence. A tenant with a complete professional-clean paper trail very rarely loses that argument.

Do you clean carpets and rugs on the same visit?

Yes, as an add-on: £36 a bedroom, £43 a living room, or £115 for the whole carpeted area of a two-bed unit. Hot-water extraction on synthetic, a low-moisture pass with a pH-neutral product on wool and silk-blend runners. We do not bleach carpets. Drying is usually 4 to 6 hours on synthetic and longer on wool.

Do you work with the letting agents on this estate?

We are on the books of 300+ letting agents across London and the south west, and over the years that work has helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning deductions. Where an agent has its own inventory spec, send it with the booking and the cleaners are briefed against it directly rather than against our list alone.

Do you cover weekends?

Saturdays are routine. Sundays and bank holidays carry an uplift and we will tell you the figure on the phone before you commit to anything. The last three days of any month are the tight ones across the whole borough, so ring early for those.

Who are you, exactly?

Monster Cleaning Ltd, Companies House 9919639, trading since 2014. Same crews, PAYE or properly contracted, right-to-work checked, and DBS-checked where an agent or a landlord asks for it. We can send the insurance certificate to you, the agent or the landlord on request.

Get a price

Call 0333 555 2076 and we will price the job in about three minutes. Postcode, bedrooms, bathrooms, check-out date, anything you already know is a problem. Out of hours, email [email protected] and someone calls you back first thing. A few photographs of the kitchen and the bathrooms sharpen the quote, and on a house this size that is worth the two minutes it takes. And if your check-out is tomorrow, ring anyway. We will do what we can.