End of Tenancy Cleaning East Ham E6 | 48-Hour Guarantee

The longest high street in the borough

End of tenancy cleaning

from £156

For a studio, fixed by property size, agreed before we start.

0333 555 2076 · 8am to 7pm

High Street North in East Ham runs the best part of a mile, from Barking Road up past East Ham station towards East Avenue, and on a Saturday it is one of the busiest shopping streets in the whole of Newham.

Sari shops and gold jewellers
Fishmongers and phone repairers
A dozen places selling fruit off the pavement

The flats above those shops are let, the terraces in the streets behind them are let, and a good many of the houses are shared three and four ways. Every one of those tenancies ends the same way, with a set of keys, a check-out and a deposit on the line.

That is the bit we get called for. We are Monster Cleaning, and end of tenancy is the work we do most weeks. When somebody rings about a clean “in East Ham” they are nearly always in one of two kinds of home:

a Victorian or Edwardian terrace off the High Street, two or three storeys, often split into flats or shared by sharers
a flat above one of the shops on High Street North or High Street South

Those jobs carry a lot of history in the woodwork, and I will get to why that matters.

Below you will find what our move-out clean covers in an E6 terrace or a flat over a shop, how Newham’s licensing rules bear on your landlord, what the deposit law says, and the practical side of getting a crew into East Ham.

Terraces, flats and a lot of sharers

East Ham sits in the east of Newham, in E6, between Upton Park and Boleyn to the west and Beckton and the A13 to the south.

It grew fast in the late Victorian years, once the railway had arrived, and the farmland around the old village was built over with street after street of terraced housing. Most of the marshes to the south went to the docks and the Beckton gasworks instead.

Most of that housing is still standing, and most of it is still where people live. The two, three and four-bed terrace is the default home here, usually two or three storeys, and a large share of it now goes to private renters.

Why E6 is its own job

What makes E6 its own job is how many of those houses are shared. Plenty of people here take a room rather than a whole flat, which means:

a lot of houses in multiple occupation
a lot of sharers on separate tenancies
a lot of check-outs where one person leaves a room and the rest stay put

The cleaning that goes with that is not the same as handing back an empty flat, and I will come back to it.

The flats over the shops

The flats above the shops on High Street North and High Street South are their own thing again. Older conversions, often above a busy unit, with a kitchen that has seen a few tenants and woodwork painted over more than once.

They take care rather than brute force. The marks come off, but a scouring pad on old gloss paint just makes a clerk write down something new.

So before we quote, we ask which of these you are leaving. A one-bed flat over a shop on High Street South and a five-bedroom house shared by five people can sit in the same postcode and still need very different crews, hours and prices.

The oldest churchyard and the newest blocks

Tucked off the end of High Street South is one of the strangest green spaces in London: the churchyard of St Mary Magdalene.

The church: A Grade I listed Norman church begun around 1130, one of the oldest churches in the capital still in regular use.
The churchyard: It wraps around the church and runs to roughly nine and a half acres, one of the largest churchyards in London.
Since 1977: It has been run as a nature reserve, all brambles, headstones and foxes a few hundred yards from the buses on the High Street.

Tenants near there walk past nearly nine hundred years of history on the way to the launderette.

The other green lung is Central Park, off Central Park Road, with its playground, cafe and the open grass where half of East Ham seems to end up on a warm Sunday. Plashet Park over towards Plashet Grove does the same job on the north side.

None of this is tourism-board trivia. The streets around Central Park and the High Street are exactly the dense terraced rounds we work most, and the parking and the foot traffic shape how a moving day actually goes.

Changing at the edges

Newham Town Hall still sits on Barking Road, the civic anchor of the place.
Around East Ham station the council has been spending through its town-centre programme, with new paving, a town clock and tidied-up shopfronts along High Street North.
Down towards Beckton and the A13 the newer flats creep in.
Over towards Upton Park the old Boleyn Ground, where West Ham played until 2016, has become the Upton Gardens housing development of several hundred new homes.

New homes mean new tenants, and new tenants mean new check-outs, which is where we come in.

Tenants near there walk past nearly nine hundred years of history on the way to the launderette.

4.7

our rating on Google

57-point

agent-approved checklist we clean to

300+

letting agents we are on the books of

£1.2m

tenant deposits we have helped recover

What a deposit-back clean actually covers

The job has one aim: to put the home back to the condition written into the check-in inventory, so the clerk walking round at the end has nothing to note.

In a Victorian terrace that has been let for years, that inventory may already record old marks and wear, which works in your favour as long as the cleaning itself is right. We follow our 57-point agent-approved checklist, which was built from the complaints that turn up on real check-out reports.

End of tenancy cleaning in Newham by Monster Cleaning — A job our cleaners finished in Newham.

The list reaches the parts a weekly clean leaves alone:

inside the oven and the grill, pan and trays included
behind and under the fridge and washing machine, which in a narrow terrace kitchen tend to be wedged in tight
picture rails and the tops of doors and door frames
sash runners and window sills
the inside of every cupboard and wardrobe
every length of skirting
the floors, vacuumed or washed depending on what is down

Each point is signed off as it is done, so nothing slips through on a big shared house with a room on every landing.

Our guarantee is simple to use. If the clerk or the letting agent raises a cleaning point after the inspection, call us and a crew returns under the 48-hour re-clean guarantee to put it right at no charge.

It is there anyway, because a check-out on a shared Newham house can hinge on a single room. We are listed with 300+ letting agents, and our cleans have helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning deductions.

Before we arrive

Make sure the electricity and hot water are on; in a flat above a shop that can mean checking a prepayment meter still has credit.
The rooms should be empty of your belongings.
The fridge-freezer should be switched off the night before so it has defrosted.
In a shared house, tell us which room is being handed back and which shared areas are included, and warn the housemates a crew is coming.

Anything unusual, such as years of grease inside the oven, is worth mentioning when you book.

The kitchen

The kitchen is where most East Ham deposits are won or lost. In a shared house it is also the busiest room, used by several people with different ideas of clean.

We degrease the hob, the splashback and the wall behind the cooker.
We clean the extractor and its filter.
We empty and wipe every cupboard inside and out, shelf by shelf.
The fridge has its shelves and drawers washed and its door seals cleaned.
Plinths come off where they allow so the floor beneath gets done.
The sink and taps are descaled.
The oven gets a full clean as a separate job.

Bathrooms and the other rooms

Bathrooms here fight limescale. Thames Water, which supplies Newham, says all the water in its region is hard because it passes through chalk and limestone, and in E6 that shows as crust round the taps and a white bloom on the shower screen.

The crew descales taps, bath, screen and shower rose, works the grout back to its colour, and cleans the toilet from rim to floor.

In the bedrooms and front room we:

dust skirtings, picture rails, door tops, light fittings and switches
clean inside the windows and down the radiators
vacuum the carpets with spot treatment
clean inside the alcove cupboards beside a chimney breast

Very little of this shows to the person who lived there. After months in a room you stop noticing the grey line along the skirting or the dust on the picture rail. The clerk has not been living with it, and neither has our crew, so both of us spot it at once.

What the clerk opens first

A formal check-out can feel like an exam if you have never sat one, so it helps to know the format. The clean is the revision for it.

At the start of the tenancy a clerk or the agent writes a check-in inventory, with notes and photos on the condition and cleanliness of each room. In a house let room by room there may be one record for your room and another for the shared kitchen and bathroom.
At the end, the check-out is written against it. The comparison is with the state the home was in when you got it, less fair wear and tear.

Read your copy before you start packing: it tells you the standard you will be held to, and it may list marks that were already there.

Clerks go to the same places in almost every house. The oven door opens first. After that it is usually:

the inside of the kitchen cupboards
behind the toilet
the tracks and sills of the sash or casement windows
the extractor filter
the seals on the washing machine and fridge
the scale on the bathroom taps
carpet edges and the pale patches where a bed or wardrobe stood

Our 57-point checklist takes each of these in turn. Every item on it came from a report a clerk actually wrote.

One limit is worth knowing. Cleaning deals with dirt, while a clerk also records wear and damage, such as scuffed paint on a staircase or a burn on a worktop, and those are judged separately.

If the check-in is missing or has no photos, arguing over any of them gets harder for both sides. Keep that in mind when you pack.

Your East Ham landlord almost certainly needs a licence

Newham says it was the first council in England to license every private let across a whole borough, starting on 1 January 2013 with around 35,000 tenancies. Two schemes cover East Ham now.

Selective licensing: The current scheme began on 1 June 2023 and runs in 22 of the 24 wards, East Ham and East Ham South among them; only Royal Victoria and Stratford Olympic Park are left out. A selective licence costs £750 and lasts up to five years.
Additional HMO licensing: A separate scheme for shared houses, across the same wards. A landlord letting a house to three or four sharers from two or more households needs a licence for it, on top of the mandatory licence the bigger shared houses already require.

East Ham has a lot of those houses, so a large share of the rented stock here is licensed one way or the other. The council’s rented property licensing pages explain how a landlord applies and what the conditions are.

Why a licence matters to your clean

Private renting is common in Newham: at the 2021 census, 38.5% of households rented privately, up from 34.1% in 2011. The licence carries management and property-standard conditions that the council can inspect against.

A landlord who has paid for that wants each changeover handled properly, with a check-out on record and the home clean enough to re-let. Plenty of our E6 bookings come from landlords turning a house round between tenants for that reason.

Changeovers in a shared house tend to be quick and awkward:

A sharer can leave on a Sunday.
The landlord wants the room photographed on the Monday.
A new tenant is in by the weekend.

All the while, the other housemates carry on living there. We fit round that, cleaning the room and the shared parts in one visit and working quietly round people who are at home.

The 57-point checklist is the same whether the outgoing tenant or the landlord is paying, and a room that looks clean in the listing photos lets faster, with less rent lost in between.

Deposits, the rules and the 2025 Act

In a shared house, deposit rows get tangled because several people paid in and only one of them is leaving. Knowing the rules untangles most of it.

Protection: Each deposit must be protected in a government-approved scheme, with the details given to you within 30 days; the gov.uk deposit protection page explains how.
Renting a room: If you rent a room on your own assured tenancy, rather than lodging with the landlord, your deposit has to be protected in the same way as a whole flat’s.
Deductions: At the end, the landlord can only hold back money for a real loss, such as damage or cleaning not done, and nothing for fair wear and tear. Shelter’s tenancy deposit advice covers your options if you disagree.

What the 2025 Act changed

The Renters’ Rights Act 2025 changed a great deal from 1 May 2026:

Fixed-term assured shortholds became rolling periodic tenancies.
Section 21 no-fault evictions ended.
Landlords can no longer turn tenants away for having children or claiming benefits.
A sharer on their own room agreement can now give two months’ notice and leave on their own timetable.

None of this rewrites deposit deductions. A cleaning charge still turns on how the room and the shared parts compare with the check-in, so the clean has to be right first time.

Keep records

Keep records, and in a shared house keep them for the shared rooms as well as your own.

Photograph your room, the kitchen, the bathroom and the hallway on the day you move in and again on the day you leave, with the date visible, the oven interior and the fridge included.
Check that the check-in inventory matches what you found, and email any corrections.
When you go, ask for your deposit back in writing and keep the replies.

If you and the landlord cannot agree, the scheme’s adjudication is free and runs on evidence, and a dated cleaning invoice with your photos gives it something firm to go on.

The same handful of terms appear on every check-out. In short:

Check-in inventory: The document written as you move in, listing the condition and cleanliness of each room, usually with photos. In a room-by-room let, check that it covers the shared kitchen and bathroom as well as your own room.
Deposit protection scheme: A government-backed holder of your deposit money with a free dispute service. One of the main ones is the Deposit Protection Service, and the gov.uk guidance lists the others.
HMO licence: The licence a landlord must hold to let a house to three or more people from more than one household. Newham has licensed smaller shared houses under its additional scheme since 1 January 2023, alongside the mandatory licence for larger ones and the selective licence for other lets.
Fair wear and tear: Ordinary ageing from normal use, which a landlord has to absorb: a hall carpet thinning on the way to the kitchen, or paintwork dulled by years of sun. Dirt left behind does not count as wear, so a greasy cooker is fair game for a charge.
Check-out: The final walk-round, room by room, usually done by an independent clerk with the check-in in hand. If the clean passes here, the money comes back.

Shared houses and the room-by-room problem

The shared house is the job that catches people out in East Ham, so it is worth its own section.

One room handed back

In a lot of E6 terraces the tenants are on separate agreements, one per room, sharing the kitchen and the bathroom. When one person moves out, the room they leave gets checked, but so does their share of the communal parts, and that is where the arguments start.

A clerk checking a single room on a shared-house tenancy still expects the kitchen and the bathroom up to scratch, even though four other people use them daily. We clean the lot to the same standard, so the person leaving is not carrying a deduction for a shared oven nobody else has touched.

Whole-house turnarounds

Whole-house turnarounds are the other version. A landlord re-letting an entire shared house wants it all done in one go, often on a fast turnaround between one set of sharers and the next:

every room
the stairs and the hallway
the shared kitchen and bathroom

These are big jobs and we bring a bigger team. A four or five-bed terrace let room by room takes far longer than a family flat the same size, because every room is a bedroom with its own marks, its own carpet and its own built-in wardrobe full of dust.

The age of the houses adds to it:

original Victorian features
painted woodwork layered over decades
sash windows with deep tracks
the odd serviceable carpet that needs a proper hot-water-extraction lift rather than a hoover

We say all this up front when we quote, because a shared house is the easiest job to underestimate and the worst one to get wrong on a tight re-let.

A four or five-bed terrace let room by room takes far longer than a family flat the same size.

What it costs and how we price it

We give fixed prices, never an hourly rate. You know the figure before the crew is booked, and it holds even if the oven turns out worse than expected.

A room in a shared house: The quote covers that room plus the shared kitchen and bathroom.
A whole-house changeover: The quote covers every room, the stairs and the landings.

A studio over a shop on High Street North starts at £156.
A one-bed conversion starts at £207.
A two-bed flat is from £243.
A three-bed terrace is from £339.
A four or five-bed house that has had sharers in it for years starts at £425.

A neglected oven or heavily stained carpets add to that. Give us an honest picture on the phone, the grubby bits included, and the figure we quote will be the one you pay.

The usual add-ons are carpet shampooing, an oven deep clean and the outside of the windows.

Carpets: £29 a bedroom and £36 for a living room
Ovens: £31 single or £62 double

If yours do not need doing, we will say so. Weekend bookings carry no surcharge, so a Sunday move-out costs the same as a Wednesday one.

Booking, parking and the High Street crawl

Book by phone on 0333 555 2076. Tell us these and we can normally quote and offer a slot on the call:

the postcode
whether it is a whole house, a flat or a single room in a shared house
how it looks
your check-out date

The contact page works if you would rather write. Try not to book the clean for the same morning as the inspection; a day’s gap takes the pressure off everyone.

Parking and access

A word on access, because it is the bit specific to here. Parking around the High Street and the side streets off it is the worst part of any East Ham job.

The terraces have no off-street parking to speak of.
The controlled zones run through the day.
On market days the traffic along High Street North barely moves.

A van that takes ten minutes to reach on a quiet morning can take three times that when the High Street is crawling. Tell us where you are and we will plan the timing around it.

For a flat above a shop, let us know whether there is rear access or whether everything has to come up through the front, because that changes how we load the kit. Just flag the parking situation when you book, because a van that cannot get near the door costs everyone time.

Leaving E6 for somewhere else in the city? Our London-wide end of tenancy service can time the clean for the day your home is empty, even when the removal van leaves late.

Extra jobs we fold into the clean

These extra jobs can be added to the same booking, so one visit from the crew covers the lot and you get a single invoice.

Carpet cleaning: The first of them. A vacuum only lifts surface dirt, while hot-water extraction flushes grime out from deep in the carpet. In a shared house, where each bedroom carpet has had a different tenant on it, shampooing the room you are leaving is often cheaper than arguing over every stain.
Oven cleaning: It matters just as much. We lift out the shelves, trays and any removable panels to soak, clean the inside of the cavity and both faces of the door glass, the inner one where the door design allows, and refit the lot. In a shared kitchen that several people cook in, the oven can easily be the dirtiest item on the whole check-out.
Window cleaning: Outside, it is done with water-fed poles from the pavement or garden, handy for the upper sash windows of a three-storey terrace and the front windows of a flat over a shop.

We can also do:

upholstery cleaning on sofas and mattresses the landlord supplied
a deep clean for a house that needs more than a normal changeover
domestic cleaning on a schedule for whoever moves in next

Removals can be booked at the same time if you have furniture to shift.

Nearby areas we cover

Our crews do not stop at the East Ham ward boundary, and the same vans cover the neighbouring parts of Newham on every side.

Closest in: Upton Park and Boleyn to the west, and East Ham South down towards the A13
North and around the High Street: Manor Park, Little Ilford, Plashet and the shops along Green Street
South and west: Beckton, Plaistow and West Ham
Over towards Barking: Wall End

The whole of the Newham end of tenancy patch is covered from the same vans.

Frequently asked questions

Do you clean shared houses and HMOs in East Ham?

Yes, and they are a big part of what we do here. A lot of E6 terraces are let room by room, with sharers on separate tenancies sharing the kitchen and the bathroom. We clean the room being handed back and its share of the communal parts to the same standard, so the person leaving is not carrying a deduction for a shared oven nobody else has touched. We also do full whole-house turnarounds between one set of sharers and the next.

What is the 48-hour re-clean guarantee?

Should a clerk or letting agent find something we missed, let us know and a crew returns within 48 hours to fix it, free of charge. In a shared house that covers the room and the shared areas we cleaned.

What will a move-out clean in East Ham cost me?

It depends on size and condition, and you get a fixed quote. As a guide, a studio is from £156, a two-bed flat from £243 and a three-bed terrace from £339, while a whole shared house of four or more bedrooms starts at £425. A heavily used oven or stained carpets add to it, and we flag that when we quote.

Will the clean actually get my deposit back?

Cleaning is the deduction it removes; damage and wear are judged separately. Our crews follow the 57-point agent-approved checklist and back it with the 48-hour re-clean guarantee, and the tenants we clean for have between them recovered £1.2m in deposits that cleaning charges would otherwise have eaten.

Does my East Ham landlord need a licence?

Almost certainly. Newham’s selective licensing has covered 22 of its 24 wards since 1 June 2023, East Ham and East Ham South included; only Royal Victoria and Stratford Olympic Park are exempt. Shared houses need an HMO licence instead, under the additional scheme running since 1 January 2023 or the mandatory one for larger houses. The licence is the landlord’s responsibility, and a landlord who holds one has good reason to want a clean check-out on record.

How does the Renters’ Rights Act 2025 affect my deposit?

Its main reforms took effect on 1 May 2026, after Royal Assent in October 2025: fixed terms became rolling tenancies and Section 21 notices ended. Deposit deductions work exactly as before. A landlord can only keep money where the home, or your room and your share of the common parts, is left worse than the check-in inventory recorded, allowing for fair wear and tear.

Do I need to be there during the clean?

You do not. Leave the keys with the agent or a housemate, make sure the power and hot water are on and your things are out, and we get on with it. In a shared house, let the others know we are coming. Tell us about parking, and whether a flat over a shop has rear access, because around High Street North a van that cannot stop near the door loses time.

Can you clean at the weekend?

We do. Saturday and Sunday slots cost the same as weekday ones, and they tend to go first, so ring as soon as your check-out date is fixed. In a shared house, check the timing with your housemates too.

What do you need from me on the day?

Working electricity and hot water come first; if the meter is prepayment, leave credit on it. Clear out your belongings and switch the fridge-freezer off the night before so it defrosts. Anything unusual, like a cooker nobody has cleaned in years, is worth mentioning when you book so the crew brings the right kit.