What does an inventory clerk look at first in a Fallowfield student house? The kitchen extractor, every time. Two years of housemate dinners leave a grease film on the underside of the hood that a tea towel will not touch, and that is the line that quietly decides a shared deposit.
So an end of tenancy clean here is built around three things: the kitchen of a five-bed terrace, the worn hall carpet, the mould on the bathroom window. We have done it across M14 since 2014, at a fixed price by bedroom count, with a 48-hour re-clean guarantee measured against the check-out report. Ring 0333 555 2076 for a price.
Last updated June 2026. We cover the Fallowfield student belt and the streets around it: M14 6 and M14 7 at the core, the Ladybarn end into M14 5, plus the edges into Withington M20 and Rusholme M13 where the terraces run on. This page sits inside the regional directory at End of Tenancy Cleaning Manchester.
How a shared deposit gets clipped, and who pays
End of tenancy cleaning
from £156
For a studio, fixed by property size, agreed before we start.
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Start with the money, because on a student house it is split and that changes everything.
- When you moved in, a clerk walked the house and wrote down every surface, usually with photos, usually with “clean” against the kitchen. That was true on the day, because the house had just been done between cohorts.
- At check-out a clerk walks it again and marks anything materially worse than that entry against the deposit.
You are judged against a professional clean, which is why a Sunday with a mop rarely clears it.
What a failed kitchen costs each housemate
- Nationally
- Cleaning is the single biggest reason deposits get docked in this country.
- In Manchester
- The average cleaning deduction runs between £180 and £350 a household.
- Split across the house
- On a five-way tenancy with a pot around £2,500, one failed kitchen drags forty to seventy pounds off each name, and the housemate who cooked most is usually the one sweating about it.
- The landlord’s deadline
- Any deduction has to be put to you in writing inside 28 days with a breakdown, so the argument is winnable, but only if the clean was photographed at handover.
A student town inside a city
More than half the people living in Fallowfield are students, and the housing was shaped to that one fact: late-Victorian and Edwardian red-brick terraces, built as family houses, carved into four, five, six and seven-bed lets with a front reception turned into an extra bedroom.
Manchester Metropolitan alone reported over four thousand of its students living in M14 6, almost all in private shared houses, because there are no MMU halls out here.
Clerks read this stock harder than they would a couple in West Didsbury. The houses turn over completely in July, and a tight cleaning standard is the only thing between the leavers and the September intake.
What the 1 May 2026 rules changed for student houses
The Renters’ Rights Act 2025 went live on 1 May 2026.
- Section 21
- No-fault evictions are gone.
- Tenancies
- The old fixed-term assured shorthold has converted to a rolling periodic tenancy, so a tenant can give two months’ notice at any point in the year.
- Student houses
- The most argued-over part of the bill, and they kept a route through. A landlord letting to full-time students in a shared house can still recover possession for the next academic year, which is what keeps the September-to-July cycle working in Fallowfield.
- Rent up front
- From the same date, no landlord can ask for more than one month’s rent up front.
Here is the part people get wrong. The cleaning side of a move-out did not change one bit. The benchmark is still the check-in inventory, and the deposit maths is what it was the week before.
What shifted is timing, already the problem in a town where the student belt empties inside two weeks every July.
The cleaning side of a move-out did not change one bit.
Why the licence on your house makes the clerk stricter
Most privately rented terraces in the M14 student belt need a licence to let.
- Additional licensing covers the smaller three and four-occupant houses across parts of Fallowfield.
- A citywide Article 4 direction means a family house cannot be converted into a new HMO without full planning permission.
- The council has also tightened concentration rules, refusing new HMOs where there are already too many within a hundred metres.
What that means for your move-out
The effect is simple. A licensed landlord answers to the council on the condition of the house as well as to the deposit scheme.
The check-out photographs can land on a licensing file alongside the deposit file, so there is more reason than there used to be to chase a deduction that would have been waved through a few years back.
It cuts both ways: documented properly, the same paper trail protects you. We email a timestamped report as standard.
If a deduction is disputed
A deposit held in a UK scheme comes with free adjudication, through one of these:
On a five-way split it gets messy, because each housemate has separate standing once one of them has left the city. Shelter’s deposit guidance covers the steps. A complete photo set from the clean is what the dispute turns on.
The 57 things we work through, and where they bite here
Every Fallowfield booking runs to a 57-point agent-approved checklist, built over a decade of local check-outs and tuned to what M14 clerks flag. The full list comes with the job. Here is the shape of it, with the lines that cost deposits in a shared house called out.
The kitchen
- Oven, cleaned in full. Racks soaked separately, interior, fan, element and seals done by hand, and the brown film between the door panes cleared where the door can be split. The oven is an add-on: £31 for a single and £62 for a double or a 90cm range.
- Extractor hood. Baffle filter pulled and soaked in a degreaser tray, the underside hand-scraped, the wall behind cleaned where the grease has streaked. The headline failure on a shared kitchen.
- Hob and worktops. Gas or induction, burners and bezels off and washed, splashback polished, behind the kettle and toaster wiped.
- Every cupboard and drawer, inside, outside, on top and underneath, including the deep corner ones in the older terrace kitchens.
- Fridges and freezers, defrosted, washed inside and out, seals scrubbed. A shared house often has two or three, and each is done.
- Washing machine and dishwasher, drawer out and scrubbed, the door seal the clerk opens first, the dishwasher filter and spray arms where fitted.
Bathrooms
- Bathrooms, bath, shower tray, screen, silicone bead and the grout where the water hits, the WC inside and under the rim and behind the pedestal, taps and overflow.
- Mould on the bathroom window frame. Two years of steam with the window shut spots the frame and the back of the door. We treat it with a mould spray worked into the bead. The M14 student-bathroom line.
Bedrooms, stairs and the rest
- Bedrooms, wardrobes and drawers inside and out, sills, frames and locks, the picture rail in the front reception of the older houses, light fittings and sockets.
- Carpets, vacuumed both ways and spot-treated; full shampoo is an add-on, and on the long hall runner it is the one worth booking.
- Stairs and landings, banister, spindles and skirtings, which carry the wear in the three-storey terraces on Egerton Road and Granville Road.
- Throughout, internal doors both sides and their top edges, the loft hatch where the loft is a bedroom, inside-glass on every window, then a final walk with a torch in low light.
Common reasons we get re-called
The 48-hour re-clean guarantee gets used on roughly three jobs in every hundred. In a Fallowfield house it is nearly always one of a short list:
- The extractor, where a second cohort’s grease was thicker than it looked under kitchen light.
- The hall carpet, where a clerk wanted the worn line lifted further than a vacuum took it.
- The oven door glass, where a film had crept back between the panes.
- The bathroom window frame, where the mould had set deeper into old silicone than one treatment cleared.
- The fridge in a back bedroom a housemate had been using and nobody mentioned at booking.
None of these are arguments. If it is on the checklist and the clerk flags it inside 48 hours, we come back and finish it free.
Soft water, hard grease: the Manchester difference
If you have read a London cleaning page you will have seen a lot about limescale. Forget it here.
Manchester runs on soft water, around 60 milligrams of calcium carbonate a litre, because United Utilities draws it from the upland Pennine reservoirs rather than chalk (United Utilities water hardness).
There is no scale to fight off the taps or the shower head, which saves time against our southern jobs. The taps just need wiping bright.
What fails in Fallowfield is grease and mould:
- the extractor on a hard-used shared hob
- the oven nobody pulled out
- the mould around a steamed-up bathroom window
- the hall carpet flattened by a houseful of feet
That is where the time goes, and what the checklist is weighted towards.
People mix up three jobs, and it is worth booking the right one.
- Check-in inventory report
- The document a clerk writes on day one describing every surface, with photos. It is the benchmark your check-out is judged against, which is why we clean to it rather than to a vague idea of tidy.
- End of tenancy clean
- Built to pass that inventory and get a deposit back, house empty, 57-point checklist, the 48-hour guarantee on it, at a fixed price by bedroom count.
- Deep clean
- A deep clean resets a home you are keeping, lived-in, with no inventory to satisfy, from £26 an hour per cleaner.
- Regular domestic clean
- A domestic clean is ongoing weekly or fortnightly upkeep, from £23 an hour.
What it costs, and the maths a graduating house never runs
Pricing is fixed, not hourly, with the 57-point checklist and the 48-hour re-clean guarantee included. There is no extra for three-storey stairs, and parking is added only where needed, at what it costs.
A studio starts at £156, a one-bed £207, a two-bed £243, a three-bed £339 and a four-bed £425.
- Most Fallowfield houses are shares, so a four to six-bed terrace is quoted on its bedroom count, at or above the four-bed rate.
- Where a full clean is overkill, a light top-up after someone made a start, we work by the hour at £30 per cleaner.
| Property | Typical duration | Estimated cost |
|---|---|---|
| Studio or room (Owens Park-style en-suite) | 3-4 hours, 1 cleaner | From £156 |
| 1-bed flat off Wilmslow Road | 4-5 hours, 2 cleaners | From £207 |
| 2-bed couple’s flat, Ladybarn | 5-7 hours, 2 cleaners | From £243 |
| 3-bed shared terrace | 6-8 hours, 2-3 cleaners | From £339 |
| 4-bed-plus student house (Egerton Road, Granville Road) | Most of a day, 3-4 cleaners | From £425 |
| Carpet shampoo add-on | Same visit | £29 a bedroom, £36 a living room, £94 for two bedrooms and a living room |
| Oven if booked alone | Same visit | £77 single, £110 double, £143 range |
The maths a graduating house never runs
Run the maths the way the deposit makes you. A four-bed at £425 across five housemates is eighty-odd pounds each to protect a £2,500 pot, and cleaning is the category that carries the biggest deduction risk on a student house.
Most houses only do that sum after they have tried it themselves, failed the check-out, and lost the first round. The first round is the cheap one to win. Over the years the work has helped tenants recover £1.2m in deposits.
Booking it, and the July rush nobody plans for
Fallowfield has one move-out season and it is brutal. Late June into the first half of July, the academic-year lets all end together and the student belt empties inside a fortnight. Ring on the day then and you may be out of luck. Book early. The steps are short.
- Ring 0333 555 2076. Give us the postcode, the bedroom count and the move-out date. On a shared house, tell us how many housemates and whether the deposit is held jointly or split, and we price it on the call. You can also email the office.
- We confirm a fixed quote, and talk through the hall carpet, the oven type and any access quirk: parking on the terrace streets, a three-storey loft, a key safe.
- House empty when we arrive. Furniture out, rubbish cleared. On a multi-let where one housemate has moved out and the others have not, tell us, because we cannot shampoo a carpet under a wardrobe and the clerk will see the line.
- The team works the checklist, two to four cleaners on the size of the house, and photographs the rooms on completion for the deposit file.
- The clerk attends within 48 hours. Anything on our checklist that they flag, we come back and redo free. Anything outside it, a chip in the bath that was there at check-in, a curtain gone yellow with age, is an inventory dispute, not a cleaning one, and we back you with the photos either way.
Add-ons and the suburbs next door
A Fallowfield move-out often pulls in more than the core clean.
- Carpet cleaning is the common one, worth it on the long terrace hall.
- Oven cleaning can be added to any end of tenancy job for £31 an oven, and stands alone from £77 if that is all the agent flagged.
- Upholstery cleaning covers the landlord’s sofas in a furnished let.
- For the outside glass on the three-storey fronts, when the inventory asks, window cleaning handles it.
We work the suburbs around Fallowfield too, which matters when your next place is one stop along the Wilmslow Road bus:
Questions we get asked
How much does end of tenancy cleaning cost in Fallowfield?
A studio is £156, a one-bed £207, a two-bed £243, a three-bed £339 and a four-bed £425. Most Fallowfield jobs are shared houses, so the four to six-bed terraces on Egerton Road and Granville Road sit at or above the four-bed rate, quoted on the bedroom count. Carpet shampoo on the hall and an oven add-on are priced on top. Ring 0333 555 2076 with the postcode and bedroom count for a fixed figure.
Why is the kitchen extractor the first thing the clerk photographs?
Two academic years of housemate cooking on one shared hob leaves a grease film on the underside of the hood that supermarket spray will not move, and the baffle filter clogs solid. We take the filter out and soak it in degreaser while we scrape the hood by hand, and pull the cooker out for the wall behind. Manchester has soft water, so there is no scale to fight, but the grease is the line that loses deposits here.
Can you split the bill across the housemates?
Yes. The usual Fallowfield setup is one invoice paid four or five ways through the house account, and that is the simplest. If you want separate invoices for each name we can do that too. We need one lead contact for the booking, and everyone on the tenancy gets the photo report by email whether they are still in the city or not.
How long does a Fallowfield student house take?
A two-bed couple’s flat off Ladybarn Lane runs five to seven hours with two cleaners. A typical four to five-bed terrace on Egerton Road takes most of a day with three or four cleaners. A six-bed with a loft conversion sometimes runs two days or a long single day with four on it. We work to the checklist, not the clock, so the time follows the house.
Does the Renters’ Rights Act 2025 change my move-out clean?
No. The Act went live on 1 May 2026, Section 21 is gone, and assured shorthold tenancies have turned into rolling periodic ones. Student house-shares kept a route out: a landlord letting to full-time students can still recover the house for the next academic year. The cleaning standard at the end did not change. The benchmark is still the check-in inventory.
Do you handle houses under Manchester selective and HMO licensing?
Yes, and most of the M14 student belt sits inside one scheme or another. Additional licensing covers the smaller three and four-occupant HMOs across parts of Fallowfield, and a citywide Article 4 direction means a family house cannot become a new HMO without planning permission. A licensed landlord answers to the council as well as the deposit scheme, so the check-out photographs matter more than they used to. We email a timestamped report that can go on either file.
Do I need to be there on the day?
No. Most clients leave a key with the agent or in a key safe. On a graduating house, half the tenants have often already left for a job in London or Birmingham by handover day, so we send the written check-out report by email when we finish. The ones who have gone get the same evidence file as the one who stayed to lock up.
Do you bring all the products and kit?
Yes, everything, from the heavy degreaser for the extractor to the mould spray for the bathroom window frame. You do not need to leave anything behind. On a student house that has been stripped to the walls there is usually nothing left to clean with anyway.
What if my landlord uses a particular inventory firm?
Tell us the firm when you book. We have cleaned to most of the M14 clerks, the bigger student agents on Wilmslow Road and Ladybarn Lane and a couple of independents, and we know which ones go hard on kitchens and which look longest at carpets. We brief the team on the day to suit.
Is the long hallway carpet worth shampooing?
On a five or six-bed terrace, almost always. The runner from the front door to the kitchen carries the whole house dozens of times a day, the pile flattens, and a vacuum will not lift the soiling on that line. We treat the hall and landing as one carpet zone for the add-on. It is the carpet line clerks photograph most in Fallowfield.
How much notice do you need, and when is it busiest?
Usually two to three days. The catch is the calendar: late June and the first half of July is when the academic-year lets all turn over at once and slots go fast. If you are moving out then, book a couple of weeks ahead. Outside that window it is easy.
Are you insured, and who are you?
Yes, public liability cover, certificate on request. We are Monster Cleaning Ltd, working across Manchester and London since 2014. We have helped recover over £1.2m in deposits for tenants and we are on the books of 300+ letting agents.
Other Monster Cleaning services in Fallowfield
Staying put rather than moving out? We also offer carpet cleaning in Fallowfield, oven cleaning in Fallowfield and domestic cleaning in Fallowfield.