End of tenancy cleaning in Ham, booked in minutes

How do you get the full deposit back on a Grade II listed Georgian cottage on Ham Common where the inventory clerk has the Historic England listing open on her phone? You do not take chances on the listed-building constraints, the lath-and-plaster ceiling, or the flagstone vestibule. Monster Cleaning has done end of tenancy hand-backs across Ham since 2014, on the listed Georgian cottages around Ham Common, the large 1920s detached on Petersham Road and Sandy Lane, the post-war LCC infill on the Wates Estate fringe, and the modern executive new-build pockets near Ham Gate Avenue. Phone 0333 555 2076 or email [email protected]. One-bed cottage from £207, four-bed detached from £435, full agent-approved.

Last updated April 2026. We cover the TW10 7 sides of the Ham ward, between Ham Common, Petersham Road, Sandy Lane and the Ham Lands fringe, with same-week turnaround and a proper clerk hand-back, no shortcuts.

End of tenancy cleaning in Ham starts at £165 for a studio and runs to £435 for a four-bed family detached, agent-approved against a 57-point agent-approved checklist, with a 48-hour re-clean guarantee and a 97% first-time pass rate.

Ham deposits are tight.

For wider borough coverage see our Richmond upon Thames end of tenancy hub, or read the page on the river side at Petersham end of tenancy cleaning if your check-out touches that pocket.

Why a Ham deposit gets deducted

TW10 7 is the priciest semi-rural corner of Richmond, sitting between the Grade I listed Ham House and the Royal Park gate at Ham Cross. Borough-level ONS Richmond upon Thames housing data pegs the borough average well over £700,000; on the streets we work the numbers run higher. A listed Georgian cottage on the south side of Ham Common has been clearing £1.4m to £2.1m. A four-bed 1920s detached on Petersham Road averages closer to £2.4m on the larger plots backing onto the Royal Park wall. Rents on a four-bed Petersham Road family detached run £4,500 to £6,800 a calendar month; a listed three-bed cottage on the Common runs £3,200 to £4,400. Deposits, capped at five weeks, are big enough that a clerk’s report carrying three or four cleaning items holds back several thousand pounds for weeks. The clerks who walk Ham properties know where the listed detail catches a tenant out: the lath-and-plaster ceiling, the flagstone vestibule, the deep-recess hearth, the original window-seat reveal, the six-foot-eight picture rail.

We did 22 Ham hand-backs in the last twelve months.

The Renters’ Rights Act 2025 changed what counts as fair

Section 21 was abolished on 1 May 2025 under the Renters’ Rights Act 2025. A landlord can no longer end a tenancy with a no-fault notice, so the deposit dispute is the only end-of-tenancy lever left. Clerks in TW10 7 know it. Deductions on Petersham Road and Ham Common hand-backs are itemised tighter than three years ago. Most Ham deposits sit with the Tenancy Deposit Scheme via Hamptons Richmond, Knight Frank Richmond, Foxtons Richmond, Curchods and Brian Gale. We have spent the last three years watching the same clerks tighten on the same items.

Richmond runs mandatory HMO licensing only, no selective scheme

One thing the Ham landlords keep getting wrong on this. Richmond upon Thames Council does not run a selective licensing scheme on single-let homes and does not run an additional HMO scheme either, and there is no Article 4 direction in place across the borough as of 2026. What it does run is the standard mandatory HMO licence under section 254 of the Housing Act 2004, kicking in only when a property is occupied by five or more people from two or more households. A four-bed Petersham Road let to a single household sits outside the scheme; split into a five-tenant flatshare it sits inside it. Almost every Ham let we work on falls outside HMO scope, but the cleanliness standard at hand-back does not change either way. On a listed cottage there is the second layer of listed-building consent on top, and the inventory clerk knows it.

Ham sits on Thames Water’s hard-water spine

The TW10 7 supply runs around 295 ppm calcium carbonate from the Thames Water hardness data for the area, which is hard-to-very-hard on the standard scale. A Ham property left tidy but not descaled will fail an inventory walk on five near-certain items: the inside of every kettle base, the rim of every sink waste, every showerhead, the chrome taps in every bathroom, and the rubber-seal on the integrated dishwasher. On a Petersham Road four-bed with a downstairs cloakroom and three upstairs bathrooms, that is at least eleven separate scale points and the clerk will photograph each one. Our descale stage is not optional; on a listed cottage with original cast-iron radiators we soft-mask the surround paintwork before any acid stage, run a soft-acid pass on the chrome, soak each showerhead off the wall, and finish with a soft-cloth buff. On a brass tap from the 1930s detached era we use a softer pass so the patina is not stripped.

“Five years on a Grade II listed Georgian three-bed cottage on the south side of Ham Common, my partner directing for the National Theatre and me writing for a streamer, and we were moving down to a converted barn near Petworth for the studio commute. The check-in inventory at Brian Gale had run over thirty pages with photos of every original feature against the Historic England listing, and our biggest worry at hand-back was the lath-and-plaster ceiling in the back reception. Three winters of woodburner use and a single hairline crack from a heatwave had us convinced we would lose the deposit on it. Monster came on a Wednesday morning, three cleaners, nine hours, the lath-and-plaster ceiling vacuumed dry first with a soft long-pole brush head and never wet-mopped, then a dry-microfibre pass on the cornice, the flagstone vestibule scrubbed by hand with a soft pH-neutral cleaner along every joint and a soft-cloth buff so we did not seal the stone. The clerk walked it on the Friday at 10am and signed off that afternoon. We got the full £4,150 deposit released through the Tenancy Deposit Scheme nine days later. The clean cost £435 with a single-room carpet shampoo on the upstairs landing. Already passed the number to a friend on Sandy Lane heading out at the end of July.” — Holly, ex-tenant, Ham Common TW10 7, April 2026

Streets and zones we work in Ham

We are on the Ham round most weeks. The streets below are where the bulk of our TW10 7 work lands.

• Ham Common (south, west, north sides) — the listed Georgian cottage spine, two and three-bed two-storey cottages with original lath-and-plaster ceilings, flagstone vestibules, deep-recess hearths and window seats; many Grade II listed
• Petersham Road — spine of the 1920s detached belt, four and five-bed family houses with leaded-light bays, parquet halls and tile-fireplace receptions; river-side run backs onto the Royal Park wall
• Sandy Lane — the wider 1920s and 1930s detached run between Ham Common and the Royal Park gate
• Ham Gate Avenue — link road up to the Royal Park gate, mix of larger 1920s detached and modern new-build townhouses
• Ham Street — 1930s semi-detached on the upper end, post-war LCC infill on the lower run down to the Wates Estate
• Lock Road — post-war LCC mid-century semi-detached and ex-LA flats on the riverside fringe
• Riverside Drive — on the Ham Lands edge, modern 1990s and 2000s detached with engineered-wood and integrated kitchens
• Beaufort Road, Ashburnham Road — two and three-bed post-war terrace and 1930s semi on the Wates side
• Ham Parade — the small parade of shops at the centre with 1950s flats above
• Tudor Drive — mock-Tudor revival 1930s semi and detached on the Kingston Vale fringe
• Bishops Close, Wiggins Lane, Murray Court — the modern executive new-build pockets, post-2000s

On a listed Ham Common cottage the clerk goes for the lath-and-plaster ceiling first, looking up from the centre of the back reception with a long-beam torch for hairline cracking and any wet-pass damage; second the flagstone vestibule joint at the front-door threshold; third the deep-recess hearth where woodburner ash and soot ring are photographed; fourth the original window-seat reveals. On a Petersham Road 1920s detached the order shifts to the parquet entrance hall, the leaded-light bay reveal and the picture rail at six-foot-eight. On a Lock Road post-war flat: extractor mesh, integrated-fridge gasket, balcony reveal. On a Riverside Drive 2000s detached: engineered-wood scuff, glass-balustrade staircase, wet-room channel.

What our Ham end of tenancy clean covers

The 57-point agent-approved checklist is the same nationally; the priorities differ by TW10 7 stock. End of tenancy is the hand-back clean. Deep is the version where you are staying. Regular is maintenance. The work below is the first one.

• Kitchen: Behind, top, sides and inside every cooker; hood mesh detached and degreased; baffle plate where fitted lifted out and soaked; hob deep-cleaned with a soft scraper on induction glass; inside fridge and freezer (defrosted if needed); integrated gaskets brushed; cupboards inside and out, doors front and edge, handles, splashbacks; sink, tap, drainer, plug-hole, tile grout; skirting and switch covers; floor mopped or hard-vacced; engineered-wood polish on Riverside Drive 2000s builds; quarry-tile slow hand-mop on a listed cottage scullery, no harsh chemicals.
• Bathrooms: Bath, shower, screen, tile, grout, sink, tap, mirror, toilet base and behind the cistern; showerhead descaled (off the wall on a hand-shower; soak rather than scrub on a fixed rainfall); sealant-strip mould check; extractor mesh detached and washed; soft-acid stage on chrome with a soft-cloth buff; softer pass on aged-brass or 1930s nickel taps so we do not strip the patina; radiator valves hand-detailed at every position; on a listed-cottage WC under the stair we use a careful hand-pass with no spray on the period plaster.
• Bedrooms and living areas: Skirting, picture rail, dado, cornice, ceiling rose; door tops; window glass inside, frame and reveal, sill, including listed-cottage window seats and Petersham Road leaded-light bay reveals; curtain rail and pelmet dust; light fittings; switch and socket covers; built-in wardrobe inside and on top; carpet vac to corners; parquet soft-mop with a wax-compatible cleaner. The picture rail at six-foot-eight on a Petersham Road reception is the one clerks always check; cornice plasterwork is original and we use a soft duster on a long pole.
• Throughout and listed-cottage specifics: Hallways, stairs, landings; bannister and spindles; internal doors front, back and edge; smoke and CO alarms wiped; skirting and architrave runs; flagstone vestibule scrubbed by hand with a soft pH-neutral cleaner along every joint and a soft-cloth buff (no sealant, no harsh chemicals); deep-recess hearth swept by hand with a soft brush, ash pan emptied, soot ring lifted with a soft cloth; window-seat reveals brushed and detailed; lath-and-plaster ceiling vacuumed dry only with a soft long-pole brush head, never wet-mopped; final walk-through against the inventory check-out template before we leave.

Common reasons we get re-called in Ham

The 48-hour re-clean guarantee covers the gap between our visit and the clerk walk. The re-call patterns in Ham cluster on a small set of items, and they are almost always tied to the listed and period stock around the Common rather than the modern new-build pockets.

• Flagstone joint dust missed at the front-door threshold of a listed cottage — the clerk will photograph the half-inch closest to the door first, every time. Our re-call goes back with a soft brush and lifts the joint by hand.
• Soot dust shadow on the cornice plasterwork above a Petersham Road or Ham Common front reception with a working fire — on the second pass we run a long-pole soft duster slowly along the full cornice run.
• Limescale build-up missed inside a kettle base or on a chrome shower-mixer at a Sandy Lane or Riverside Drive property where Thames Water hardness has stacked up over a long tenancy.
• Lath-and-plaster ceiling marks where a previous cleaner has wet-mopped the ceiling itself — we do not do that. If a previous tenant or cleaner has, the mark is a paint-and-plaster job, not a clean job, and we will say so on the day.
• Picture-rail dust at six-foot-eight on a 1920s Petersham Road or Sandy Lane front reception. The rail sits high enough that a quick wipe will not lift it; on a re-call we go in with a long-pole soft duster.

What end of tenancy cleaning costs in Ham

Pricing is flat-rate by property size, on the premium-suburban Ham band. Studios start at £165. One-beds £207. Two-beds £243. Three-beds £339. Four-beds £435. If you would rather book hourly with your own brief, that is £30 per cleaner per hour. Carpet shampoo is a separate add-on at £36 per bedroom, £43 per living room, or £115 for a whole-flat two-bed. Oven detail: £77 single, £110 double, £114 90 cm range. On a Petersham Road four-bed the right add-ons are usually a parquet hall hand-mop, a leaded-light bay reveal detail and a 90 cm range oven detail; on a listed Ham Common cottage it is usually a flagstone vestibule hand-scrub, a deep-recess hearth sweep and a single-room carpet shampoo. Quotes are fixed. We site-walk every listed cottage and every four-bed in person.

What your agent will actually check

1. The lath-and-plaster ceiling on a listed Ham Common back reception, looking up with a long-beam torch for hairline cracking, dust shadow and any sign of wet-pass damage from a previous cleaner.
2. The flagstone vestibule joint at the front-door threshold, kneeling on the doormat to look along every joint for shoe-grit and salt residue.
3. The deep-recess hearth in the front reception where woodburner ash and the soot ring are photographed in detail.
4. The original window-seat reveals on a listed-cottage front reception, where dust catches in the corner of the rebate.
5. The six-foot-eight picture rail and the cornice plasterwork on a Petersham Road or Sandy Lane 1920s detached front reception.
6. The parquet entrance hall on a Petersham Road property, looking along the herringbone joint for grit and wax build-up.
7. The leaded-light bay reveal on a 1920s detached, with the came-channel and lead-strip joints photographed close.
8. The chrome and brushed-chrome bathroom fittings, the rubber-seal on the integrated dishwasher, and the inside of the kettle base for limescale build-up.
9. The extractor mesh, the integrated-fridge gasket and the balcony reveal on a Lock Road or Beaufort Road post-war flat.
10. The engineered-wood scuff line, the glass-balustrade staircase and the wet-room channel on a Riverside Drive 2000s detached.

How booking a Ham clean works

1. Call 0333 555 2076 or email [email protected] with the property postcode, bedroom count, check-out date, and whether the place is furnished or unfurnished. Tell us the clerk name (Hamptons Richmond, Knight Frank Richmond, Foxtons Richmond, Curchods, Brian Gale) so we pre-prep against their template, and tell us if the property is listed so we can brief the team on the lath-and-plaster and flagstone constraints.
2. For a listed Ham Common cottage, a Petersham Road or Sandy Lane four-bed, or any property with original parquet, leaded-light bays or a 1920s tile-fireplace, we book a fifteen-minute site walk before quoting. The fixed quote comes back within 24 hours. On a smaller Lock Road one-bed or a Beaufort Road two-bed terrace we quote the same working day from the postcode and bedroom count.
3. You confirm by email and pay a small deposit on a card link. Balance on the day, by card or bank transfer.
4. We arrive on the booked morning with a team sized for the property — a one-bed Lock Road flat is two cleaners for three to four hours; a listed Ham Common three-bed cottage is three cleaners for seven to nine hours plus a fourth on the carpet machine; a Petersham Road four-bed is three cleaners for eight hours plus the carpet stage on day two.
5. You hand keys back to the agent. If the inventory clerk flags any cleaning issue inside 48 hours, we come back and re-do that area at no extra cost. That is the £1.2m deposits recovered figure across our 300+ letting agents network behind it.

Related services and neighbouring areas

Ham sits on the river side of Richmond Park, with the Royal Park gate at Ham Cross opening directly into the deer-grazing zone, and Ham House (Grade I, National Trust) anchoring the river edge. The 65 bus runs the spine from Ham Common up through Petersham Road into Richmond town centre, and the 371 ties Ham into Kingston for the senior-school catchment. The parent hub is end of tenancy cleaning Richmond upon Thames for borough-wide pricing. The closest sibling round we cover is Petersham end of tenancy cleaning next door. If your check-out also needs the carpets shampooed — a Petersham Road four-bed with two reception rooms almost always does — book that as part of the same visit on our carpet cleaning service. For a heavily-used 90 cm range on a Sandy Lane family kitchen or a Riverside Drive new-build, the oven cleaning service is the right add-on.

Frequently Asked Questions

How much is end of tenancy cleaning for a one-bed flat in Ham?

A one-bed flat starts at £207 with the full 57-point agent-approved checklist and the 48-hour re-clean guarantee. On a Lock Road ex-local-authority flat behind Ham Parade we usually quote the flat rate and add an extractor-mesh detail if the unit is a 1960s build. On a converted listed-cottage one-bed annex around Ham Common it is the same rate plus a single-room carpet shampoo if there is fitted carpet over the original boards.

Do you cover Grade II listed Georgian cottages on Ham Common?

Yes — listed Georgian cottages around the south, west and north sides of Ham Common are the heart of our weekly TW10 7 round. We carry pH-neutral flagstone cleaner, soft long-pole brush heads for lath-and-plaster ceilings, soft hearth brushes for deep-recess fireplaces, and a soft-cloth set for window-seat reveals as standard. The team leader on a listed property has done at least twenty Ham hand-backs.

Does Richmond run a selective licensing scheme that affects my Ham property?

No. Richmond upon Thames runs only the standard mandatory HMO licence under section 254 of the Housing Act 2004, kicking in when the property is occupied by five or more people from two or more households. There is no selective licensing scheme, no additional HMO scheme and no Article 4 direction in place as of 2026. A four-bed Petersham Road detached let to a single household is outside HMO scope; the same four-bed split into a five-tenant flatshare is inside it. On a listed cottage there is the second layer of listed-building consent which restricts what a tenant or landlord can change, and that is separate to the licensing register.

Are professional clean receipts still required by landlords under the Renters’ Rights Act 2025?

A landlord cannot insist on a professional clean as a tenancy clause under the 2019 Tenant Fees Act, and the 2025 Act has not changed that. The deposit is now the only end-of-tenancy lever, so the clerk’s report carries more weight. A receipt against the 57-point agent-approved checklist gives you something to point at if a deduction is proposed.

What does the 48-hour re-clean guarantee actually cover?

If the clerk’s check-out report flags any cleaning item inside 48 hours of our visit, we come back and re-do that area at no charge. That is the policy behind our 97% first-time pass rate. It does not cover items flagged as condition (paint scuff, broken fitting, lath-and-plaster crack, parquet scratch) or items outside the 57-point checklist scope.

Do you tackle scale on Ham bathroom fittings and integrated dishwashers?

Yes — that is one of the standard TW10 7 attention items. On chrome and brushed-chrome we run a soft-acid stage and a soft-cloth buff. The showerhead comes off the wall for a soak. Radiator valves get hand-detailed at every position on every floor. Original 1920s nickel or aged-brass taps get a separate softer treatment so we do not strip the patina. The integrated dishwasher rubber seal is pulled forward and cleaned underneath. Thames Water runs around 295 ppm here so the build-up stacks up fast.

Will the clean handle the lath-and-plaster ceiling on a listed Ham Common cottage?

Yes — this is the single most-asked Ham question. We vacuum the ceiling dry only with a soft long-pole brush head, run a dry-microfibre pass on the cornice and the picture rail, and never wet-mop the ceiling. If a previous cleaner has wet-mopped it and the plaster has marked, we will tell you on the day; that is a paint-and-plaster job under listed-building consent, not a clean job.

Will the clean handle the flagstone vestibule on a Ham Common cottage?

Yes — the flagstone vestibule is scrubbed by hand with a soft pH-neutral cleaner along every joint, then a soft-cloth buff. No sealant, no acid stage, no generic floor sprays. If the joints have lost their pointing or the stone has cracked, that is a stone-mason job under listed-building consent.

Will the clean handle the deep-recess hearth on a working woodburner?

Yes — the inside of the recess, the dust shelf, the ash pan and the soot ring are all swept by hand with a soft brush. On an open flue with a real fire used inside the last twelve months the deeper soot is a chimney-sweep job, not a clean job. The clerk knows the difference.

Will the clean handle bathroom mould around silicone seals?

On a typical bathroom yes — surface mould around the bath silicone, screen seal and basin edge comes off in our standard pass. Where the staining has migrated into the mastic itself, we will tell you on the day; that is a re-silicone job, not a clean job.

Can you do a mid-week clean if my check-out is on a Friday?

That is the standard TW10 7 pattern. We do most Petersham Road and Ham Common hand-backs on a Tuesday or Wednesday for a Friday clerk walk. On a listed cottage or a four-bed we sometimes split the work across two days, with the carpet machine in on day two.

Do I need to be at the property during the clean?

No. Most TW10 7 clients have already moved out by the clean date. We collect keys from the agent, text on arrival, and send a photo set on completion. On a listed property the team leader will phone you if anything outside the 57-point checklist is borderline.

Are the carpets shampooed as part of the standard end of tenancy price?

No — carpet shampoo is a separate add-on at £36 per bedroom, £43 per living room, or £115 for a whole-flat two-bed. On a Petersham Road four-bed we usually recommend the consolidated upstairs rate. On a listed Ham Common cottage with original ground-floor boards you do not need a carpet shampoo at all.

Do you clean inside ovens on the standard end of tenancy clean?

Yes — oven interior, racks, glass and tray are inside the 57-point checklist. The oven add-on (£77 single, £110 double, £114 90 cm range) is for the deep dismantle on a heavily-used range, where we lift the side panels and clean every internal face. On a Sunday-roast Sandy Lane family kitchen with a Lacanche or Britannia 90 cm range the deep dismantle is usually worth it.

Can you do same-day or short-notice bookings in TW10 7?

Same-day is rare on a four-bed or a listed cottage. 48-hour notice we can almost always meet on a smaller property, 72-hour notice on a four-bed or a listed cottage. We hold a small float of TW10 7 morning slots for Hamptons Richmond, Knight Frank Richmond, Foxtons Richmond, Curchods and Brian Gale.

How does payment work on a four-figure deposit job?

Small deposit on confirmation by card link, balance on the day by card or bank transfer. Receipts the same evening. On a corporate relocation we invoice the relocation agent direct.

What if the agent disputes part of the deposit anyway?

If the deduction is for an item we cleaned, send us the clerk’s photo and we re-clean inside the 48-hour window. If the deduction is for a condition item (paintwork, fitting, lath-and-plaster crack, parquet scratch, flagstone pointing) the deposit scheme adjudication is the route — the larger Ham agents use the Tenancy Deposit Scheme. Shelter’s deposit guide sets out the deduction-categories the adjudicator works with.

Do you also do post-builders cleans on Ham rear extensions and listed-cottage refurbs?

Yes — rear-extension and listed-refurb cleans are a steady part of our TW10 7 work. The after-builders rate covers the deeper de-dust on original surfaces, the cornice plasterwork above seven feet, and the window-seat reveals on a listed cottage.

Ready to book a Ham end of tenancy clean

Phone 0333 555 2076 or email [email protected] with the TW10 7 postcode, the bedroom count, the check-out date, and the agent name. We quote back the same working day on smaller properties and within 24 hours of a site walk on a listed cottage or a four-bed, on the 57-point agent-approved checklist, with the 48-hour re-clean guarantee. Monster Cleaning Ltd, Companies House 9919639, 255 Upper Richmond Road West, SW14 8QS London. Trading since 2014. Trustpilot 3.1 over 128 reviews; we read every one.