The first thing an inventory clerk does in a Dickens Yard flat is slide the integrated washer-dryer door open and run a thumbnail round the rubber seal. That grey ring is the most reliable deduction in central Ealing, and it is exactly what a rushed clean skips. So an end of tenancy clean in Ealing Broadway has one job: satisfy the person writing the check-out report, room by room, against the inventory taken the day you moved in. We work to a fixed price by property size, from a studio, with a 48-hour re-clean guarantee measured against that report. Ring 0333 555 2076 for a price.
Last updated June 2026. We cover W5 across Ealing Broadway and its edges: The Broadway and New Broadway, Springbridge Road, Haven Green, the roads north toward Mount Park, and the Walpole Park side. This page sits inside the borough directory at End of Tenancy Cleaning Ealing.
Who moves through W5, and why it turns over so fast
Ealing earned the name Queen of the Suburbs more than a century ago, for its parks and its planned, leafy streets halfway between the city and the country. Walpole Park and Pitzhanger Manor still anchor that on the south side; Haven Green sits right by the station. What changed the rental market here was not the greenery. It was the trains.
Ealing Broadway station now runs the Central line, the District line, Great Western services and, since 2022, the Elizabeth line. Bond Street is about eleven minutes away, Canary Wharf around twenty-five, and Heathrow a short hop west. Fast trains pull a particular tenant: young professionals and sharers who take a flat near the station and move on inside a year or two when a job or a commute shifts. Two developments soaked up that demand in under a decade. Dickens Yard, the Berkeley scheme between the Town Hall, the old fire station and Christ the Saviour church, put several hundred flats a step from the platforms. The Filmworks, St George’s block on the site of the old Empire cinema on New Broadway, added around 200 more around an eight-screen Picturehouse, and opened in 2021.
Those towers churn hardest, but the pattern runs through the whole postcode. Walk north into the Edwardian streets around Mount Park Road and you find the same commuter demographic in subdivided villas and mansion flats. Every lease that ends triggers a check-out inspection, and every inspection sets the same test: was the flat handed back in the condition the inventory recorded, minus fair wear and tear. Pass it, the deposit comes back. Fail it, part of it does not.
Fast trains empty and refill these flats faster, which is the whole reason the clean is worth getting right first time.
This page is for the renters and landlords on the sharp end of that test. The short answer to each question sits at the top of its section, so you can skim it on the platform.
The licence question most Ealing landlords get wrong
Here is a fact that surprises a lot of central-Ealing landlords: a standard Ealing Broadway let needs no property licence at all. Ealing runs selective licensing, but the designations cover other wards, mostly out west and north, places like East Acton, Southall, Acton Central, the Greenfords, Northolt and Hanger Hill. Ealing Broadway is not in any of them. A couple or a family renting a flat off Haven Green sits outside selective licensing entirely, where the same flat two miles away might not.
What does apply here is HMO licensing, and it applies borough-wide. Ealing operates an additional HMO licensing scheme running from 1 April 2022 to 31 March 2027, and it covers every ward, Ealing Broadway included. It catches smaller shared houses: three or more unrelated sharers under one roof. Larger shared houses, five or more people in two or more households, fall under the national mandatory HMO regime, which has no end date. So the same building changes category as it fills. Let as a single household, it needs nothing. Carve a big villa near the station into rooms for four sharers and it needs an additional HMO licence. Let it to six and it needs a mandatory one.
One more thing tightened in late 2025. Since 14 November 2025, an Article 4 direction across most of the borough has removed the permitted-development right to convert a house to a small HMO without planning permission. So a landlord who wants to turn a family house near Walpole Park into a shared let now needs the planning consent as well as the HMO licence. That is a planning matter rather than a cleaning one, but it feeds the churn all the same.
That last point runs through the rest of this page. Licensing governs the landlord’s permission to let. The deposit is a separate thing: it is the tenant’s money, and it is disputed at check-out regardless of ward or licence. The inventory clerk measures the flat against the move-in report and the deposit rules; ward boundaries never enter it. Whether you hand back an unlicensed two-bed by the common or a licensed shared house near the station, the standard is identical, and that standard is what the next sections are about.
One postcode, three very different flats to clean
The W5 stock splits three ways around the Broadway, and a clerk reads the type off the front door before they are through it. A single generic script leaves money on the table on all three.
North of the station, on streets like Mount Park Road and Montpelier Road and the roads off Haven Green, stand big Edwardian and late-Victorian villas, most long ago split into flats. These carry the period details a check-out report names one by one: original window runners clogged with old paint, picture rails that gather dust, cast-iron radiators with awkward backs, cornicing and the occasional ceiling rose in the grander conversions. Clerks look up and behind in these rooms, because that is where a hurried clean stops. The communal stair with its tiled vestibule and handrail is the bit every departing tenant forgets, and it belongs to the flat as much as the kitchen does.
East of Bond Street sit the 1930s mansion blocks and purpose-built flats. Metal-framed windows collect grime in the glazing bars, communal entrances mean the front door and threshold take a beating, and the parquet or tiled hall floors that date these blocks show every missed corner. Then the towers tight to the station: Dickens Yard and the Filmworks. They look easy and rarely are. The handleless gloss kitchens show every smear, the integrated appliances have to be eased out and cleaned behind, and the inventory was photographed when the flat was showroom-new, so the tenant is measured against an unusually high bar.
A villa conversion and a Dickens Yard tower flat share a postcode and almost nothing a cleaner would recognise.
So we clean to the stock, not to a template. The villa conversion gets the window runners, the high ledges and the shared stair; the mansion flat gets the metal frames and the parquet edges; the new-build gets the appliances pulled out and the gloss left smear-free. Tell us the property type when you book and we match the team, the products and the hours to what the clerk will actually photograph in that home.
The 57 things a clerk actually photographs
A check-out clean is judged room by room against the inventory, so that is how our 57-point agent-approved checklist is built. It is not a heavier weekly tidy. It targets the specific lines a clerk records as deductions, and the kitchen and bathroom carry most of the weight, because that is where grease and scale build and where a W5 tenant most often loses part of the deposit. Get those two rooms right and most of the report is settled before anyone reaches the bedrooms.
The kitchen, where the deductions cluster
The oven is degreased inside and out, the door glass split apart where the design allows so the brown film between the panes comes out, and the racks soaked rather than wiped. The hob and extractor come next: canopy off where it lifts, baffle and mesh filters into a hot soak in the sink instead of a spray in place, grease tray pulled, washed and dried. Cupboards inside and out, sink and taps descaled, the gaps beside and behind the freestanding appliances cleaned. The fridge seal, the dishwasher filter and the washing-machine door rubber are all on the list, and that door seal has cost more Ealing Broadway deposits than any other single item.
Bathrooms, the other half of the problem
Here the work is descaling: taps, shower screen, tiles and grout, the showerhead and any rainshower outlet, the toilet base and cistern, and the film that hazes glass and chrome on this water. Where a silicone bead above the bath has gone black underneath rather than on top, we cut the old bead out, clean the surface back and run a fresh one. Mirrors and cabinets get done, and behind them where they pull off the wall.
Everything the disputes actually turn on
Living rooms and bedrooms get skirting boards, internal glass and sills, the bottom rails of the older bay windows, door tops, switches and sockets, picture rails, and any fitted wardrobe cleaned inside. Then the details a report lives on: extractor grilles, behind the radiators, the runners on those period windows, the tiled vestibule and handrail on a conversion stair. Carpets are handled separately as an add-on, because a check-out often turns on one marked carpet and a hot-water extraction clean lifts tide-lines a vacuum leaves behind. Walls are cleaned of marks that come away without taking paint with them; where a mark is into the paint, we say so rather than leave a patchy wall.
What the clean does not cover is genuine wear: a faded carpet, a scuffed skirting, a tap at the end of its life. Under the deposit rules a landlord cannot charge a departing tenant to put a flat in better condition than it was let. A clerk separates dirt from wear, and our job is to remove every trace of the first so the only thing left to discuss is the second. The second is not the tenant’s bill.
What Thames Water leaves on a Broadway bathroom
Ealing Broadway sits in Thames Water’s supply, and it is very hard, around 302 parts per million of calcium carbonate. You can confirm it on the Thames Water hard water pages. On a rainshower head or a kettle-bright mixer tap that has not been descaled since the tenancy started, the scale photographs as a white haze, and the clerk’s report picks it up under the kitchen and bathroom images. It is the most common deduction we see proposed on W5 flats and the most avoidable one.
We descale rather than skim. A hot solution, the head or baffle pulled where it pulls, the glass and chrome taken back to clear and bright, then hand-finished. A domestic wipe leaves a film that reads as a haze in a photo shot side-on against the light, which is exactly how a clerk shoots a shower screen. Scale builds on the aerator inside a tap, on the base of a mixer, along the bottom edge of a shower door, and a tenant who has lived with it for a year often stops seeing it. The clerk sees it, because they arrive looking for it. That is why descaling sits near the top of the work, not as a last wipe on the way out.
What it costs, and the sum nobody runs in time
Pricing is fixed by the size of the property and quoted before we start. Ealing Broadway is charged at our standard rates; it is not a premium postcode, so there is no central-London surcharge on it. A studio is £156 and a one-bedroom flat is £207, which cover most of the lets around the station and along Springbridge Road. A two-bedroom flat is £243, a three-bedroom home is £339, and a four-bedroom property is £425. Those are the full end of tenancy clean, not a figure that climbs once the team is inside counting rooms. For an odd part-job that does not fit a flat rate, we work at £30 per cleaner per hour.
Two add-ons matter most here. Carpet cleaning runs to £36 a bedroom and £43 a living room, or £115 for the whole carpeted area of a two-bed, and given how often a check-out turns on one marked carpet it is the upgrade worth taking in a conversion or a mansion flat. The standard price already includes the oven, but where a flat has a separate second oven or a range, oven cleaning is £77 for a single, £110 for a double and £114 for a 90cm range. Everything is quoted up front, materials and the guarantee inside the figure.
Now the sum nobody runs until it is too late. A deposit on a one-bed near the Elizabeth line is commonly five weeks of rent, a large number to gamble on a mop and a free Sunday. Put the clean against it and the maths makes itself: £207 to protect a deposit several times that size is not really a decision. Most tenants only run those figures after they have failed the check-out and lost the first round, which is a shame, because the first round is the cheap one to win.
The fixed price is deliberate. A move-out is already a stack of costs: removals, a deposit you have not seen back yet, sometimes an overlap of rent. A quote that shifts on the day adds one more unknown at the worst moment. What we quote is what you pay. Tell us the property type, the bedroom count and the check-out date on 0333 555 2076 or at [email protected], and we confirm the price and a slot.
Keys, timing and the Crossrail squeeze
Most clients are not in the flat while we clean it, and they do not need to be. Keys reach us three ways: handed over in person, left with the letting agent on The Broadway, or collected from the concierge desk that Dickens Yard and the Filmworks both keep. Tell us which on booking. We can also clean an occupied flat on the morning of the move once the van is loaded, though an empty property cleans faster and photographs better for the report.
Timing is the real constraint near the station, where the next tenant often moves in within days of the last one leaving. We slot the clean into the window between your check-out and their check-in, and where the inventory clerk is booked for a fixed hour we finish before they arrive, so the report is written against a clean flat rather than one still drying. The Elizabeth line cuts both ways: it speeds people in and out of W5, which is exactly why the turnaround is so tight, and why a guaranteed clean that needs no second visit is worth more here than the small difference in price.
Access to the building is its own puzzle. The new towers have fobs, video entry and a concierge who needs to expect us; the mansion blocks have communal doors and sometimes a porter; the converted villas usually have a shared front door and a flat door behind it. We confirm the entry method on booking, and in the taller blocks we book the service lift and protect the communal carpets the building manager inspects too. Parking around The Broadway, Springbridge Road and Haven Green is controlled, so we plan the loading and a permit or a bay before the day rather than circling the one-way system. A fixed quote and a set slot is the point: the clean becomes one less thing to juggle alongside the removals, the meter readings and the deposit return itself.
Ealing Broadway does not sit on its own. If your tenancy straddles a boundary or your next flat is one over, we cover the streets around it too. West Ealing, Ealing Common, Hanger Hill and North Acton each turn over on their own rhythm, and a couple of them, unlike the Broadway, sit inside selective licensing, which changes the paperwork but not the clean.
The guarantee, and why agents trust the report
The work is backed by a 48-hour re-clean guarantee. If the landlord or letting agent inspects and flags any line on our 57-point checklist within that window, we come back and re-clean it at no charge, before it becomes a deduction. The written report is the trigger and we do not argue with the clerk; we put the point right. The guarantee exists because the whole job is aimed at one moment, the inspection, and across the flats we clean the checklist holds a 97% first-time pass rate.
That track record is why agents around The Broadway treat our clean as a reliable input to their own paperwork rather than a claim to re-check line by line. We are fully insured, with £1.2m of cover, we are on the books of 300+ letting agents across London, and the work has helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning deductions. A clean an agent trusts ends the deposit conversation early.
“We handed back a two-bed on Longfield Avenue after three years, two of us sharing, and the kitchen was the worry, the extractor especially after years of frying. Two cleaners came for most of a day, stripped the oven and hood, descaled a shower I had given up on, and added the carpets. I had braced for deductions. The agent signed it off with nothing taken, and the full deposit landed a fortnight later. Best money I spent on the whole move.”
Priya, Ealing Broadway W5, March 2026
For tenants the logic comes back to the deposit, which by law sits in a government-backed scheme: the Tenancy Deposit Scheme, mydeposits or the Deposit Protection Service. Return the flat to the inventory standard and the agent has nothing to deduct for cleaning; the only money left in play is genuine wear, which the rules do not let a landlord charge for. The Renters’ Rights Act 2025, live since 1 May 2026, abolished Section 21 and turned existing assured shorthold tenancies periodic, so tenants leave on a rolling notice now. It did not loosen the inspection or change the five-week deposit cap; its real effect here is timing, since move-outs get more frequent, which is one more reason to book early. If a deposit was never protected, Shelter’s guidance sets out how a tenant can claim back up to three times the deposit.
- End of tenancy clean
- Built to pass the inventory check-out and get a deposit back, judged against the letting-agent benchmark, done with the flat empty and carrying the 48-hour re-clean guarantee.
- Deep clean
- A one-off reset of a home you are keeping, with no formal standard to hit and no inventory clerk at the end of it.
- Regular domestic clean
- Ongoing weekly or fortnightly maintenance by the same cleaner, priced by the hour, to keep a home ticking over.
- Additional HMO licence
- A borough-wide Ealing requirement, in force 1 April 2022 to 31 March 2027, for a shared house of three or more unrelated sharers. It applies in Ealing Broadway even though selective licensing does not.
Questions we get asked
How much is end of tenancy cleaning in Ealing Broadway?
A studio is £156, a one-bedroom flat £207, a two-bedroom £243, a three-bedroom £339 and a four-bedroom £425. Ealing Broadway is charged at our standard rates, the price is fixed and quoted before we start, and it includes the 57-point clean and the 48-hour re-clean guarantee. Carpet cleaning and any second-oven or range cleaning are priced as add-ons.
Does a flat in Ealing Broadway need a property licence?
A normal single-household flat here does not. Ealing Broadway is not in any of the council’s selective licensing designations, which cover other wards such as East Acton, Southall, Acton Central, the Greenfords and Northolt. Borough-wide additional HMO licensing does apply, so a shared house of three or more unrelated sharers needs an additional HMO licence, and five or more people in two or more households needs a mandatory one.
Do you cover the Dickens Yard and Filmworks flats?
Yes, both are regular Ealing Broadway sites for us. We know the integrated extractors, the rainshower outlets, the gloss handleless kitchens and the door rubber on the integrated washer-dryers in those flats. The concierge desks are busy on weekend turnovers, so if you can flex to a midweek slot we can usually fit you in the same week, and we book the service lift in advance.
What about the Victorian and Edwardian conversions north of the station?
That is a big part of our W5 work. The patterns differ from the towers: the tiled vestibule and handrail on the communal stair, picture-rail dust in the reception, the bottom rail of the front bay, and the tiling behind a hob the last tenant never moved. We clean to the period detail rather than past it, and name the property type on the quote so the right hours are booked.
Does the hard water in W5 really cost deposits?
It is the most common deduction we see proposed. Thames Water runs very hard across Ealing, around 302 parts per million, so scale builds fast on taps, shower glass and any rainshower outlet. A domestic wipe leaves a film that photographs as a haze, and the clerk shoots the screen side-on against the light where that haze shows. We descale back to clear glass and bright chrome, which is why it sits near the top of the kitchen and bathroom work rather than as a final wipe.
Do I need to be there for the clean?
No. Most Ealing Broadway bookings are key-drop. You can hand over keys in person, leave them with your letting agent on The Broadway, or have us collect from the concierge at Dickens Yard or the Filmworks. Tell us which on booking. An empty flat cleans faster and photographs better for the report, but we can also clean on the morning of the move once your things are out.
Do you clean the integrated cooker extractor properly?
Yes. The canopy comes off where the design allows, the baffle and mesh filters go into a hot soak in the sink rather than a spray in place, and the grease tray is pulled, washed and dried. The fan housing is wiped down and the fascia is done last. On a new-build one-bed that is a job of its own, and the clerk’s move-in photo is the reference we work back to.
Are you insured?
Yes, public liability and treatment-risk cover to £1.2m. We can send the certificate before the booking if a managing agent asks for it. We are on the books of 300+ letting agents across London, and the work has helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning deductions.
What is the 48-hour re-clean guarantee?
If the inventory clerk flags any line on our 57-point checklist as not done, we come back inside 48 hours and re-do it at no extra cost. The agent’s written report is the trigger and we do not argue with the clerk; we put the point right before it becomes a deduction on your deposit.
How does the Renters’ Rights Act 2025 affect a move-out here?
It went live on 1 May 2026, abolished Section 21 no-fault evictions and converted existing assured shorthold tenancies to periodic ones, so a tenant can leave on a rolling notice. The cleaning obligations at the end of a tenancy did not change, and neither did the five-week deposit cap. The practical effect in a fast-turning postcode like Ealing Broadway is more frequent, less predictable move-outs, so book the clean earlier than you might have.
How quickly can you book me in?
Same-week is normal on a one-bed or a conversion if you can flex to a weekday, since end-of-month Fridays are the busy slot in W5. With a Saturday or a midweek check-out we can usually book you two or three days out. Ring 0333 555 2076 or email [email protected] with the property type, postcode, check-out date and managing agent.