East Ham South end of tenancy cleaning

The deposit maths in E6

End of tenancy cleaning in East Ham South starts at £156 for a studio, £207 for a one-bed and £243 for the two-bed lower flats that make up most of the streets south of the High Street. Fixed price, quoted on the call, with the 48-hour re-clean built in. That is the answer most people ring for. The rest of this page is the detail behind it.

Asking rent for a two-bed flat in East Ham now sits around £1,830 a month, with the lower split flats off Wakefield Street and Wellington Road advertised in the £1,600 to £1,800 band and the better-kept Edwardian terraces on Boundary Road tipping past £1,950 (ONS Private Rent and House Prices, latest bulletin). A five-week deposit on that two-bed is a bit over £2,000 of your money sitting in a scheme. Tenancies here turn over fast, because this is a young, mobile, renting borough, and a fast-moving let is exactly the kind a clerk goes through with a torch.

East Ham South is also one of the most diverse square miles in the country, and the High Street reflects it: the shops run from sari fabric to halal butchers to West African groceries, and the flats above and behind them house a constant flow of new arrivals, sharers and young families. That churn is the backdrop to every hand-back here. A landlord with a queue of viewings the week you leave has every reason to deduct for cleaning and re-let fast, and the clerk is the one who hands them the grounds.

So the cleaning has to be photograph-proof. Not “looks fine in daylight” clean. Clerk-with-a-torch-at-four-on-a-Friday clean, on the surfaces a Newham clerk has been trained to flag.

Last updated April 2026. We cover the streets south of the High Street, Wakefield Street, Wellington Road, Browning Road, Boundary Road, Caledon Road, Sandford Road, Latimer Road and the parade flats above the shops, with same-week turnaround on most addresses and a fixed price quoted on the call.

Why Newham checks harder than most boroughs

Newham was the first council in England to license every privately rented home in its area. The original borough-wide selective licensing scheme started in 2013, the first large-scale scheme of its kind in the country, and the council has run one ever since. East Ham South has been inside it from the start.

The current selective licensing designation came into force on 1 June 2023 and runs to 31 May 2028, after the government approved Newham for an unprecedented third five-year term. It covers every ward in the borough except two, Royal Victoria and Stratford Olympic Park, and East Ham South is named on the list. A five-year licence costs £750, dropping to £650 for accredited landlords whose property holds an EPC of C or better, and the landlord has to keep a current Gas Safety record, an EICR and an EPC on file (Newham Council rented property licensing).

Sitting on top of that is a separate additional HMO licensing scheme for shared houses. It runs from 1 January 2023 to 31 December 2027 across the same wards, and it bites on any house occupied by three or more people forming two or more households. That matters here because the streets south of the High Street have one of the highest rates of shared, multi-occupied letting in Newham. A fair share of the two-up-two-downs on Wellington Road and around Plashet are run as licensed HMOs, not single family lets, and a room in a licensed HMO gets checked on the same hand-back logic as a whole flat.

None of this is decoration. Newham enforces. The council has brought more than 1,200 prosecutions against landlords under its licensing regime and banned dozens outright, and since 27 December 2025 its officers have had fresh powers to inspect and demand documents under the new renting rules. A failed clean does not breach a licence on its own. But a property that keeps turning up in poor condition feeds the renewal file, so agents on the East Ham High Street run check-outs tighter than the London average. The clerk who walks a Wakefield Street lower flat on a Friday afternoon is reading from a stricter brief than a clerk doing the same job in a borough with no scheme at all.

Not “looks fine in daylight” clean. Clerk-with-a-torch-at-four-on-a-Friday clean, on the surfaces a Newham clerk has been trained to flag.

The renting words that decide your deposit

Four phrases come up on every East Ham South hand-back. Here is what each one actually means for the money you get back.

Selective licence

The licence your landlord must hold to let a normal flat or house in Newham, under the borough-wide scheme that has run since 2013. It carries a property-condition standard, which is why agents here treat the check-out clean as part of staying compliant.

Additional HMO licence

A separate licence for a house shared by three or more people in two or more households. Common on the bigger terraces south of the High Street, and the reason a single room in a shared house still gets a full inventory walk at the end.

Check-in inventory

The photographed report made when you moved in. The check-out is measured against it line by line, so a carpet logged as “clean and unmarked” five years ago is the first thing the clerk compares against the floor in front of them.

Periodic assured tenancy

The rolling, no-end-date tenancy that every assured shorthold converted into on 1 May 2026. Your deposit obligations did not change with it: the money is still protected, and any deduction still has to be evidenced.

The houses south of the High Street

The stock here is overwhelmingly period and overwhelmingly terraced. Most of E6 1 was laid out between the late 1880s and the First World War, in long parallel rows running south off the High Street: Wakefield Street, Wellington Road, Browning Road, Caledon Road, Sandford Road, Latimer Road. The everyday house is a two-up-two-down with a back addition, a narrow rear wing that holds the kitchen and the bathroom and gives onto a small garden. Many were cut into upper and lower flats from the 1970s on. The lower flat takes the ground floor with the front bay and the back-addition kitchen; the upper takes the first floor and, where it has been done, a converted loft.

You see the same details over and over. A picture rail in the front reception. Deep skirting down the long back-addition hallway. A small cast-iron fireplace surround in the front bedroom. A tile-mosaic floor in the porch vestibule. Original timber windows on the upper flats. The grandest green space in the ward, Central Park off Central Park Road, anchors the south of the patch, and the old East Ham Town Hall, a Grade II-listed building of 1903, marks the junction of Barking Road and High Street South. Off toward Plashet Park to the north-east, the quieter side roads such as Studley Road and St Bartholomew’s Road hold larger single-family terraces and the odd three-storey house split into three flats.

Behind the High Street, around the old Town Hall, the picture changes. The 1960s and early-1970s ex-local-authority blocks, sold off under Right to Buy and now mostly back in the rental market, put a different kind of flat into the mix: a ducted extractor instead of a wall vent, a communal stair to keep tidy, and a flat door whose outer face a clerk shines a torch on while walking in.

Then there is the water. Thames Water’s hard-water zone covers the whole E6 belt, with hardness routinely measured between 280 and 300 milligrams of calcium per litre (Thames Water hardness data). At hand-back that means every chrome shower head, kettle, mixer-tap base and washing-machine drawer in the borough carries a chalky film within a fortnight. Clerks here know it and photograph it. We use a measured weak-acid soak with proper dwell time, then hand-buff dry the same day, nothing abrasive on the chrome.

What the clerk actually photographs

We book the whole E6 1 footprint and the southern strip of E6 2 between Plashet Grove and the District line. These are the streets we are on most weeks:

• Wakefield Street, the long late-Victorian terrace running south off the High Street, mostly bay-fronted houses split into upper and lower flats
• Wellington Road runs parallel, a mix of split flats and a cluster of licensed HMOs nearer the High Street end
• Browning Road, period terraces with a few inter-war infill plots, the District line bridge at its southern end
• Boundary Road, larger Edwardian frontages running east towards Beckton, with stripped-back original tile vestibules
• Caledon Road and Sandford Road, the cluster east of Plashet Park on the same bay-fronted pattern
• Latimer Road and Lathom Road, tighter two-up-two-down half-basement terraces
• the parade flats above the High Street, 1900s and inter-war flats over the shops
• the ex-local-authority blocks behind the old Town Hall, ducted kitchens and communal stairs
• the Central Park and Plashet Park fringes, where Studley Road and St Bartholomew’s Road hold the quieter single-family stock

The order a clerk works in barely changes. First the underside of a wall-vented kitchen extractor on the lower flats, where an amber-to-dark-caramel film builds on the metal around the side vent. Then the tile-mosaic vestibule grout under the porch, where pavement dust off the High Street has worked into the grout line over the tenancy. Then the cold-side reveal of the bathroom window, where condensation runs, worst in the upper flats with single-pane glass. Then the carpet wear-line down the back-addition hallway, where a buggy or a suitcase has travelled the same path for years. After that the small stuff: the picture-rail top edge, the deep skirting, the cast-iron fireplace surround, the Thames Water scale on the shower head and the kettle, the oven door inner-glass between the panes, the WC hinge bolts, the flat upper edge of every internal door, and on the ex-LA blocks the communal-stair face of the flat door.

The agent side is a handful of names. Bairstow Eves runs the East Ham desk from 204 High Street North on the corner of Latimer Road and lists most of the better lower flats off Wakefield Street and Wellington Road. Sandra Davidson, the long-running independent on the High Street, picks up a fair share of the Boundary Road and Caledon Road instructions. Highcastle Estates and Lint Group are the other two recurring local names, and haart covers the Romford Road end with overlap onto our patch. The clerks they all use know the pre-1914 detail, and the bar is reasonably consistent across the streets south of the High Street.

The job I think about when I describe this patch was a five-year let on a three-bed lower flat just off Central Park Road. Husband and wife, two small kids, both wheeled up and down the back-addition hallway on the same buggy for the better part of half a decade, so the middle of that hall carpet had gone a good shade darker than the edges. The check-in inventory had logged the carpet as clean five years before, so it was always going to come up. The kitchen had the usual wall-vented canopy, the underside gone the colour of dark caramel, and the porch had the original tile mosaic with the grout long since grey. We lifted the canopy panel and soaked the filter, ran the hot-water extractor three passes either side of the wear-line, and brought the vestibule grout back in a single pass with the alkaline gel and a soft brush. The clerk walked it the next morning and signed off with no cleaning deduction. The full deposit landed the following Tuesday. That is the job, more or less, every week.

The clean, room by room

One visit, two or three cleaners, all kit carried in. Here is what gets touched.

Kitchen

• Oven stripped fully, racks soaked separately, door inner-glass cleared between the panes, the line clerks fail people on most often on E6 jobs
• Hob, gas or induction, including the trim and the seal underneath
• Wall-vented extractor canopy unscrewed where it lifts, grease filter out for an alkaline soak, housing scrubbed back to clean metal, unit reset; on the ex-LA flats the ducted unit is wiped down and the carbon filter sleeve checked
• Cupboards and drawers inside, outside, on top, behind and underneath
• Fridge and freezer defrosted, washed inside and out, seals scrubbed
• Integrated dishwasher filter pulled and the salt reservoir checked
• Washing-machine drawer and door seal, the rubber gasket where hard water leaves a grey film within weeks
• Sink, taps and waste descaled with a weak-acid soak, then hand-buffed dry
• Tile grout brushed, splashback polished, behind the kettle wiped
• Skirtings, picture rail where original, light fittings, switches and sockets
• Inside of every window, including the awkward upper-floor frames that catch dust under the old glazing bead
• Floor mopped last, after the dust settles, finished dry

Bathroom

• Bath, shower tray, screen and tiles, with an acid descale on the shower head, screen runner and tap base, rinsed twice
• WC bowl, rim, hinge, base and the floor under the cistern
• Sink, taps, plug and overflow, chromework polished separately once the scale is off
• Mirror, cabinet, shaver socket and the extractor grille, a dust load that looks brown when it comes off
• Tile grout scrubbed where the shower water hits
• Towel rail and the radiator behind it
• Cold-side window reveal given a fungicidal wash where a condensation bloom has formed
• Floor mopped, edges by hand

Bedrooms and living areas

• Wardrobes inside and out, drawer runners and rails
• Skirtings, picture rails, dado rails where present
• Original timber windows hand-wiped on the upper flats, the glazing-bead line dust-stripped
• Bay-window underside in the front lounge dust-stripped on the ground-floor flats
• Cast-iron fireplace surrounds dusted with a soft brush, never sprayed
• Carpet vacuumed in two directions and marks spot-treated; a full shampoo is an add-on, and the buggy wear-line down the back-addition hallway is the line we hit hardest on a family hand-back
• Hard floors mopped and edged by hand, including the stripped original boards some restored ground-floor flats now have in the front reception
• Light fittings, ceiling rose where original, switches, sockets, thermostat, doorbell
• Internal doors both sides, hinges, handles and the flat upper edge nobody dusts
• Curtains shaken, nets washed where asked, behind beds and freestanding furniture

Throughout

• The tile-mosaic vestibule under the porch, a dilute alkaline gel and a soft brush on the original grout, hand-rinsed, dried with a microfibre, the single most under-cleaned surface on a ground-floor hand-back
• All internal doors, frames and architraves, door tops included
• Stairs, banister, spindles and the under-stair cupboard, which matter most on the upper-flat conversions where the staircase is the access spine
• Hallway and landing skirtings the full length
• Loft hatch and ladder where a converted loft sits in the lease
• Inside-glass on all windows, frames and locks
• Front door and letter-box flap, plus the communal-stair face of the flat door on the ex-LA blocks
• A final walk with a torch in low light, to catch what daylight hides under the bay window

What we charge on an E6 hand-back

Studios start at £156. One-beds £207. Two-beds £243, the most-booked job south of the High Street and almost always a lower split flat across the ground floor of a Wakefield Street or Wellington Road terrace. Three-beds £339, usually a fully restored single-family terrace toward Central Park or a wide flat with the back reception still used as a third bedroom. Four-beds £425, mostly the larger Edwardian houses on Boundary Road and the occasional four-share HMO. Where a full end of tenancy is overkill, hourly work is £30 per cleaner.

Add-ons sit on top. Carpet shampoo is £36 a bedroom, £43 for the front reception and £115 for whole-flat carpet on a two-bed, that last one being the line we hit on most family hand-backs where the wear-stripe down the back-addition hallway needs a hot-water extractor and three passes. A single oven deep clean, already part of the standard end of tenancy and listed here only for reference, is £77; a double oven £110; a 90cm range cooker with chrome trim £114. You can also book standalone oven cleaning on its own, or carpet cleaning for that hallway stripe, without the full hand-back package. External upper-floor window glazing is quoted on site once we have seen the front of the building.

The price is fixed on the booking call. No VAT bolted on, no fuel surcharge, no extra for a half-basement lower flat or an upper conversion with two flights of stairs. The number we quote on the phone is the number we invoice.

Where an E6 deposit fight actually goes

The Renters’ Rights Act 2025 took Royal Assent on 27 October 2025, and the headline reforms commenced on 1 May 2026. Section 21 no-fault eviction is gone. Every fixed assured shorthold tenancy has converted to a rolling periodic assured tenancy, so the contract you signed back in 2021 changed shape on its own. Your protected deposit still has to come back within ten days of agreement under Housing Act 2004 s.214, and the agent still has to evidence any deduction. The practical point for an East Ham South tenant has not moved: a clean that is photographed and signed off is one the agent will not argue with; a clean that is not is one they will. Newham publishes a plain-English Renters’ Rights Act FAQ for tenants worth ten minutes before your check-out walk.

If it does come to a fight, it runs through the deposit scheme, not the courts. The Tenancy Deposit Scheme publishes the adjudicator process it uses, and Shelter’s deposit guide walks the route from notice to repayment. An adjudicator decides on evidence. That is the whole reason we send a timestamped photo pack and a written check-out report by email the same evening: if the agent challenges the clean, you forward the file, and in most cases that is where it ends.

If you would rather talk it through before you book, ring 0333 555 2076 or email [email protected] and tell us where you are in the move. We will say honestly whether a full end of tenancy is what you need or whether an hourly visit covers it.

Booking a clean around the churn

East Ham South moves fast at month-end, so booking is built to be quick.

1. Ring 0333 555 2076 or email [email protected] with the address, the floor (lower split, upper split, ex-LA flat, single-family terrace, or a room in a shared house), the bedroom count and the move-out date.
2. We send a fixed price back by return. Carpet add-on, oven type and any access quirk get talked through then, including the permit window on a controlled street and the narrow back addition the kitchen extractor sits in.
3. You confirm by reply and we send a booking confirmation with a copy of the 57-point checklist for your records.
4. The team arrives on the day, two to three cleaners depending on the property, with a vacuum that fits behind the integrated units in the better-refurbished flats.
5. We email the photo pack and the written check-out report the same evening. If the clerk flags anything within 48 hours, we come back free.

Parking is worth a word. Most kerb-side bays south of the High Street are Newham resident-permit bays in the controlled-hours window, so we sort a visitor permit through the resident or pay the daily rate. The streets touching the District line bridge run a separate Newham permit list for Browning Road access addresses; if yours is on it, say so on the call.

East Ham South sits inside the wider Newham footprint. The borough page is the Newham end of tenancy hub, which lists every ward we cover. The closest sibling is Earlham Grove in Forest Gate, just north of Romford Road, where the split flats sit inside the Forest Gate Conservation Area, the same archetype with slightly tighter rules. We also cover East Ham proper, Plaistow and Canning Town on the same terms, and if your address straddles a ward boundary the Newham end of tenancy hub is the place to check which page belongs to your street.

Frequently asked questions

How much is end of tenancy cleaning in East Ham South?

Studios start at £156, one-bed flats at £207, two-bed lower split flats at £243 (the most-booked job south of the High Street), three-bed family terraces at £339, and four-beds at £425. Carpet shampoo and double-oven add-ons are priced separately on the booking call.

How long does the clean take?

A two-bed lower flat on Wakefield Street or Wellington Road runs six to eight hours with two cleaners. A three-bed single-family terrace toward Central Park takes seven to nine hours with three. Studios are usually a long morning. We work to the checklist, not the clock.

Do you guarantee the deposit back?

We cannot guarantee the deposit, because the inventory covers lines we never touch, such as paint, wear and tear and the landlord’s own furniture. What we guarantee is the cleaning: if a clerk flags any cleaning issue within 48 hours, we come back free. 97% of our jobs pass first time.

Is East Ham South inside the Newham selective licensing scheme?

Yes. East Ham South sits inside the borough-wide selective licensing designation running from 1 June 2023 to 31 May 2028, approved for a third five-year term. The only excluded wards are Royal Victoria and Stratford Olympic Park. Your landlord should hold a current selective licence on the address.

Do many of these houses need an HMO licence as well?

Often, yes. A house shared by three or more people in two or more households needs an additional HMO licence under Newham’s scheme, which runs to 31 December 2027. Plenty of the bigger terraces south of the High Street are run as licensed HMOs, and a room in one still gets a full inventory walk at the end.

Are you insured?

Yes. Public liability cover is in place at £5m, with employer’s liability on top. We are Monster Cleaning Ltd, Companies House number 9919639, trading since 2014. The certificate goes to managing agents on request.

Do I need to be there for the clean?

No. Most East Ham South clients drop a key with the agent on the High Street or leave one in a key safe at the front of the building. We email a written check-out report and the photo pack the same evening, so you have a record either way.

Do you bring all the cleaning products?

Yes. Everything, from the weak-acid descaler we use on Thames Water hard-water scale to the dilute alkaline gel for the original tile-mosaic vestibule grout under the porch. You do not need to leave anything behind for us.

What about the wall-vented kitchen extractor on the lower flats?

We pull the canopy panel where it lifts, take the grease filter out for an alkaline soak, scrub the housing back to clean metal and reset the unit. Skipping it is the commonest reason a clerk fails an East Ham South kitchen, because the dark film inside the canopy shows the moment a torch goes up.

What about the tile-mosaic vestibule under the porch?

Most ground-floor flats south of the High Street still have the original tile-mosaic floor in the porch, with grout gone grey or black over a long tenancy. We use a dilute alkaline gel and a soft brush, hand-rinsed and dried with a microfibre. A generic kitchen spray will not lift it, and the clerk checks it early.

What about the carpet wear-line down the back-addition hallway?

If you have wheeled a buggy or a suitcase down the same hallway for years, its centre has gone darker than the edges, and a vacuum will not lift that. A hot-water extractor with three passes either side, plus a pre-treatment soak on the stripe, brings it back. If your check-in noted the carpet as clean, expect the clerk to look here first.

Are you safe to use on original timber windows and old plaster?

Yes. We hand-wipe the original timber window boxes rather than spray glass cleaner straight in, because old glazing putty can lift under spray pressure, and we never pressure-wash original lime plaster. If you have a conservation or listed consideration on a restored terrace, tell us at booking and we send a team that has done period work.

What about hard-water scale on chrome shower fittings?

Thames Water hardness in E6 reads between 280 and 300 milligrams per litre. Chrome shower heads, screen runners, mixer taps and kettle elements need a measured weak-acid soak with proper dwell time, then a hand-buff dry. We carry the kit. A generic kitchen spray will not shift the film, however hard it is scrubbed.

Do you deal with letting agents directly?

Yes. We are on the books of 300+ letting agents across London, including Bairstow Eves at 204 High Street North, Sandra Davidson, Highcastle Estates, Lint Group and haart on the East Ham desks. Sometimes they book us for the tenant; more often the tenant books and we copy the agent on the photo pack and report.

How does parking work on Wakefield Street and the side roads?

Most kerb-side bays south of the High Street are Newham resident-permit bays in the controlled-hours window, so we arrange a visitor permit through the resident or pay the daily rate. The streets by the District line bridge run a separate Newham permit list for Browning Road access addresses; mention it on the call if yours is one.

How quickly can you book me in?

Usually 48 to 72 hours’ notice on the East Ham South side. End-of-month and Friday slots fill first, so two or three days’ notice helps if you can give it. Same-day cover is sometimes possible when a team is finishing nearby on Wellington Road or Boundary Road.

Can I get my deposit back if my landlord disputes the clean?

If we have worked to checklist standard and the photo pack confirms it, the dispute usually settles before it reaches a scheme adjudicator. If it does escalate, the timestamped photos and the written check-out report give the adjudicator at the Tenancy Deposit Scheme everything they need to decide.

Ready to book?

Phone 0333 555 2076 or email [email protected]. Give us the East Ham South address, the floor, the bedroom count and the move-out date, and we come back with a fixed quote inside the hour during office hours. The 57-point checklist, the 48-hour re-clean and the 97% first-time pass rate are all in the standard price; the only extras are carpet shampoo, double oven, range cooker and external upper-floor glazing.

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