Average sale price for a 2-bed flat on the Harringay Ladder runs around £471,000, with whole houses on Mattison Road averaging £625,000 and the larger five-bed terraces topping £1.25m.
Monster Cleaning has done end of tenancy hand-backs across the Ladder rungs since 2014, on the 1880s–1900s terrace stock running west off Green Lanes between Wightman Road and the Gospel Oak rail line, on Mattison, Allison, Falkland, Beresford, Hewitt, Inderwick, Pemberton, Sydney and Warham. We cover the whole N4 1 and N8 8 stretch. Phone 0333 555 2076 or email office@monstercleaning.com. Studio from £156. One-bed flat from £207. Two-bed from £243.
End of tenancy cleaning on the Harringay Ladder, fixed price, 57-point agent-approved checklist, 48-hour re-clean guarantee, two-bed upper-floor split flat from £243 across the N4 1 and N8 8 grid.
Last updated April 2026. We work the full Ladder grid through Haringey: from Allison Road and Mattison Road in the south, through Falkland, Beresford and Hewitt in the middle, on up Inderwick, Pemberton, Sydney, Warham and Frobisher Road at the north end, plus Wightman Road on the western edge and the Green Lanes ends of every rung. For borough-wide pricing and policy detail see our Haringey end of tenancy hub.
Why Harringay Ladder deposits get clipped
The Ladder is the parallel grid of east-west residential streets running from Wightman Road on the west to Green Lanes on the east, between the Gospel Oak–Barking line at the north and the older Harringay Park line at the south.
The streets sit in a uniform run: Allison, Mattison, Falkland, Beresford, Pemberton, Hewitt, Effingham, Sydney, Burgoyne, Warham, Frobisher, Cavendish, Hampden, Umfreville and Fairfax. Names are a mix of Disraeli novels (Lothair, Endymion) and masonic-lodge members (Hewitt). Hornsey Council and Tottenham Council jointly supervised building quality between 1880 and 1900, and the British Land Company imposed covenants on plot widths and frontage detail.
Some early builds were judged so poor that Hornsey Council had the contractors tear the houses down and start again. The result is one of London’s most uniform Victorian terrace grids: 4 storeys with a half-basement, bay-fronted, originally single-family but mostly long since split into upper and lower flats with separate front doors.
Haringey private rents averaged £2,202 a month in December 2025, an annual rise of 4.7% from £2,103 (ONS Housing Prices Local for Haringey). The Ladder transacts a touch above the borough average for a 2-bed because the streets are quiet and the Tube is reachable on foot from either Manor House or Turnpike Lane, with the Overground at Harringay Green Lanes. Five weeks’ rent goes down as deposit. Bigger deposit, sharper inventory walk.
Then there is the architecture itself. A typical Ladder upper-floor split flat is 4 storeys above a half-basement, with the upper flat occupying the first floor (the old reception storey), the second floor (former bedrooms) and a small return room.
Ceilings on the first floor run around 12 feet from skirting to original cornicing, so cornice and ceiling-rose dust is a real cleaning problem and a real inventory line. The original timber sashes sit in deep reveals.
The vestibule is a black-and-red Victorian tessellated tile floor running from the front gate to the inner door, and the grout between the encaustic tiles holds grit tracked off the front path. Front gardens are tiny, bin storage is on the front path, and the Harringay Passage (London’s longest alley, 0.85 miles end-to-end) cuts the Ladder lengthways at the back of every garden.
Why deposits get deducted on a Ladder upper-floor flat (with the May 2026 rules)
Section 21 no-fault evictions were abolished a week ago. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and Phase 1 commenced on 1 May 2026: rolling periodic tenancies replace fixed-term ASTs, Section 21 is gone, any Section 21 notice served on or before 30 April 2026 has to be acted on with a possession claim by 31 July 2026 or it is invalid, and rent rises go through the Section 13 (Form 4A) process.
The deposit-return route is the cleanest exit: a clean move-out, a documented inspection, deposit back, you walk. The inventory now carries more weight, because possession routes have narrowed and the deposit dispute is the main lever left. Tenants in dispute should review options with the relevant scheme: Tenancy Deposit Scheme, mydeposits, or the Deposit Protection Service. Clerks are sharper than they were a year ago.
The clerks know the property type.
Haringey Council’s selective and additional licensing regime
Almost every Ladder rung sits inside Haringey’s selective property licensing scheme. The scheme designates fourteen wards on the eastern side of the borough, including Harringay, Hermitage and Gardens, St Ann’s, Seven Sisters and West Green, and started on 17 November 2022, running five years to 16 November 2027.
Any private landlord renting out a single-household or two-sharer flat in the designated wards needs a selective licence; failure to license is a civil penalty offence under the Housing Act 2004.
The fee is £680 per property in two instalments, with a £50 discount for accredited landlords and a further £50 if the property holds an EPC at A, B or C. Separately, Haringey runs a borough-wide additional licensing scheme for HMOs of three or four unrelated sharers, and the mandatory five-or-more HMO regime under the Housing Act sits over the top.
Practical effect on cleaning: licensed flats get inspected more closely than unlicensed ones used to be, and the licence creates a paper trail the council references in any subsequent dispute.
If your hand-back is a four-share house on Falkland Road or a three-share upper flat on Pemberton Road, the licence-holder has standing to deduct for shared-area condition that would not have been picked up on a single-let. Front-path tile vestibule, common stair, shared hallway, shared bathroom: all walked separately. We price HMO common parts as standard rooms; you are not paying double.
What’s particular about cleaning a Ladder upper-floor split flat
Three things, in the order they cost cleaners time. First, the original cornice and ceiling-rose dust on a 12-foot first-floor ceiling. The cornice is plaster in a deep ovolo-and-dentil profile, and the front-room ceiling rose is around 24 inches across with a recessed centre boss. Webs and dust collect in the recess and on the cornice top.
We bring a four-step ladder, a soft brush and a microfibre on a long handle, and we work the cornice in 18-inch sections. Original moulding cannot be wiped wet. Second, the tessellated tile vestibule and its grout. The black-and-red Victorian tile floor runs from the gate to the inner front door, and the grout lines hold grit tracked off the path.
We hand-scrub with a stiff narrow brush, then mop twice. We do not flood the floor; the tiles are bedded in lime mortar and standing water gets into the joints. Third, the carpet wear on the stair edge of the shared hallway up to the upper flat.
The upper-flat tenant uses the same first-flight stair the lower-flat tenant uses to reach their inner door, and the worn outer edge of each tread shows on the hand-back walk. The vacuum gets the surface dirt; only a hot-water shampoo lifts the tracked-in greasy soiling at the tread nose.
Coverage area
We work every rung of the Ladder, the streets running parallel either side, and the spine roads on the east and west edges:
- Allison, Mattison, Falkland, Beresford, Hewitt, Inderwick, Pemberton, Sydney, Warham and Frobisher Road: the core Ladder rungs
- Effingham, Burgoyne, Cavendish, Hampden, Umfreville and Fairfax Road: the rungs at the northern and southern ends
- Wightman Road: the western spine, with shop-with-flat-above stock at the southern end and through-traffic constraints up the middle
- The Green Lanes ends of every rung: the top-of-rung Edwardian shop-with-flat-above stock that bookends each Ladder street
- The Harringay Passage that cuts the grid lengthways behind the back gardens, 0.85 miles of London’s longest alley, paved over the Hornsey Outfall Sewer between 1887 and 1890
- Harringay Green Lanes Overground station and the bus routes 29, 141 and 341 along Green Lanes
- The full N4 1 and N8 8 postcodes through the grid, plus N4 2 on the southern fringe near Finsbury Park
If your address sits a few streets outside this list, ring the office.
What’s included in our Harringay Ladder end of tenancy clean
End of tenancy cleaning
from £156
For a studio, fixed by property size, agreed before we start.
Get your price0333 555 2076 · 8am to 7pm
End of tenancy is the hand-back clean. Deep is for staying. Regular is for keeping it tidy. The work below is the first one: every line a fixed quote, agent-facing report on request, the 57-point agent-approved checklist applied throughout. Nothing about it is rushed by the clock.
Kitchen
- Oven cleaned in full, racks soaked separately, door inner glass where possible (the cavity most clerks test first)
- Hob, extractor canopy mesh and the housing
- Inside, outside, top, behind and underneath every cupboard and drawer
- Fridge and freezer fully defrosted, washed inside and out, seals scrubbed
- Dishwasher filter pulled, salt reservoir checked, body wiped
- Washing-machine drawer and door seal: the rubber gasket where Thames Water leaves grey scale
- Sink, taps and waste descaled with a weak-acid soak, dwell time, then polished
- Tile splashback and grout brushed
- Skirtings, light fittings, switches and sockets wiped
- Inside of all windows including the rear casements onto the back garden and the Harringay Passage
- Bin washed inside and out, food cupboards lined if requested
- Floor mopped last, finished dry
Bathrooms
- Bath, shower tray, screen and tiles, with descale on shower head and screen runner, rinsed twice
- WC bowl, rim, hinge, base, behind
- Sink, taps, plug, overflow: chromework polished separately after descale
- Mirror, cabinet, shaver socket, extractor grille
- Tile grout scrubbed where shower water hits
- Towel rail and radiator behind it
- Original return-room window timber rail hand-wiped dry on the upper-floor flats where condensation has fretted the paint
- Floor mopped, edges done by hand
Bedrooms and living areas
- Wardrobes inside and out, drawer runners, rails wiped, interiors lined where requested
- Skirtings, picture rails, dado where present (most Ladder houses still have all three)
- Original cornicing brushed soft on a four-step ladder, then microfibre on a long handle in 18-inch sections (the front-bay test item the Ladder clerks always check)
- Original ceiling rose, around 24 inches across in a typical Ladder front room, given a separate hand pass into the recessed boss centre
- Front-bay window sills, lower casement edges, the timber sashes onto the rung
- Light fittings, switches, sockets, thermostat, doorbell button
- Internal doors both sides, hinges, handles, tops
- Carpet vacuumed in two directions; spot-treat marks (full carpet shampoo is an add-on)
- Hard floors mopped, edges hand-wiped; the original 1890s pine floorboards in many upper flats need a damp-not-wet pass
- Curtains shaken; nets washed if requested
- Behind beds, sofas, freestanding furniture
- Air-vent grilles where original cast-iron, hand-wiped, not sprayed
Throughout
- All internal doors, frames, architraves
- Communal stair from the shared front door, banister, spindles, half-landing: outer-edge tread noses walked separately by clerks because they show stair-edge wear
- Tile-vestibule floor between the front gate and the inner door, grout scrubbed by hand with a narrow brush, tile mopped twice, no flooding because of the lime-bedded joints
- Hallway and stairwell skirtings
- Inside-glass on all windows, frames wiped, locks dusted
- Final walk-through with a torch in low light to catch what daylight hides
What it costs on the Harringay Ladder
The pricing below is the full agent-approved end of tenancy service, fixed price not hourly, with the 57-point agent-approved checklist applied and the 48-hour re-clean guarantee included. No extra for the long stair access on a 4-storey-with-half-basement upper-flat hand-back.
| Property | From | What that covers |
|---|---|---|
| Studio flat | £156 | Single open room, kitchenette, one bathroom (the smaller half-basement studios on Allison or Mattison) |
| 1-bed flat | £207 | Standard 1-bed upper or lower split-flat conversion on a Ladder rung, full kitchen, one bathroom |
| 2-bed flat | £243 | 2-bed upper-floor split flat on Allison, Mattison, Falkland, Beresford or Pemberton: the typical Ladder hand-back |
| 3-bed | £339 | Larger upper-floor flat or whole-lower-floor flat on Hewitt, Sydney or Warham, or a 3-share HMO |
| 4-bed | £425 | Whole-house Ladder terrace, four-share HMO, or the larger Frobisher Road and Mattison Road properties |
| Hourly bespoke (light end of tenancy or top-up) | £30/cleaner | Where a full EOT is overkill |
Add-ons
- Carpet shampoo: £29 per bedroom, £36 per living room, £94 for two bedrooms and a living room package (tread-nose stair shampoo is part of the whole-flat package)
- Single oven deep clean: £31
- Double oven deep clean: £62
- Range cooker 90cm: £62
- Original cornice and ceiling-rose hand-clean on 12-foot front-room ceilings, included on every Ladder upper-flat booking at no extra charge
- External window-glass exterior reach: quoted on site for upper-floor work
For comparison, the National Living Wage moved to £12.71 an hour in April 2026 (gov.uk minimum wage rates). Our £30/hour bespoke rate covers two cleaners working in tandem with full kit.
What your Harringay Ladder letting agent will actually check
This list is built from feedback we get back from Anthony Pepe at 407 Green Lanes (N4 1EY) and 7 Topsfield Parade (N8 8PR), Castles Harringay, Hunters, Foxtons Harringay and Foxtons Crouch End and Davies & Davies on Stroud Green Road, plus several inventory clerks who do most of the Ladder walks. Order matters. Top of the list is what gets failed most often.
- Original cornice and ceiling-rose dust on the front room: the Ladder upper-flat test, the clerks raise their head as soon as they cross the threshold because the morning light shows the cornice top from the bay
- Tile-vestibule floor grout between the front gate and the inner door: grit tracked off the front path holds in the joints
- Stair-edge tread-nose carpet wear on the shared hallway up to the upper flat: the inventory walk’s first stop
- Limescale on shower head, screen runner, tap base, kettle, washing-machine drawer: the Hornsey Treatment Works failure mode at around 293 ppm calcium carbonate
- Oven door inner glass: the gap between the panes, where grease seeps in and bakes
- Behind the cooker: the gap between cooker and worktop where oil pools
- Picture rail and dado dust; the chest-height ledge in a long Ladder hallway holds dust the duster misses
- Front-bay timber lower edge; the cill catches particulate from the rung-end of every Ladder street
- Rear casement onto the back yard and the Harringay Passage: condensation halo and the timber rail at the bottom
- Carpet edges and the strip under the wardrobe: vacuumed but not visibly cleaned
- Toilet hinge bolts, rim, behind the pan
- Original cast-iron radiators: the back and the spaces between fins
- Skirting tops and the architrave above interior doors
- Fridge and freezer seals: the rubber where mould blooms
- Cupboard interiors, especially under-sink with its historic scale rings
- Plug sockets and switches: finger-marks under and around
- Half-landing window cill on the shared stair; dust accumulates where neither flat tenant feels it is theirs
EOT vs deep clean vs regular clean
End of tenancy is the hand-back, fixed quote, agent-facing, 57-point agent-approved checklist, 48-hour re-clean guarantee. A deep clean is for tenants staying in the property who want a reset: same scope but no clerk attending. A regular clean is the weekly or fortnightly maintenance visit. If your letting agent has a check-out date, what you want is end of tenancy.
How booking works
Booking takes three steps
- Your postcode and the property. The form gives the price.
- A date that suits you. Seven days a week.
- We confirm it with you by phone or WhatsApp.
0333 555 2076 · 8am to 7pm
- Phone 0333 555 2076 or email office@monstercleaning.com. Tell us the postcode, the bedroom count, your move-out date, which Ladder rung the flat is on, and whether the flat is the upper or lower split.
- We confirm a fixed quote on the call. Carpet add-on, oven type, four-step ladder access for the front-room cornice, parking and CPZ hours on Wightman Road, key-safe handover. All talked through then.
- We email a written confirmation with the start time and the team lead’s name.
- The team arrives, usually two to three cleaners depending on size. They work to the 57-point agent-approved checklist. Photos are taken on completion if you want them for the deposit file.
- The inventory clerk attends within 48 hours. If they flag anything that is on our checklist, we come back free under the 48-hour re-clean guarantee. If they flag something outside the checklist (a pre-existing chip in the hob, a curtain that has gone yellow with age), that is an inventory dispute, not a clean issue, but we will back you up with our photos.
Related services and neighbouring areas
If you are booking the end of tenancy clean, you may also want one or more of these add-ons or sister services. Same teams across the same patch:
- Standalone oven cleaning: if only the oven let you down
- Carpet shampoo and stain treatment: the most common deposit-deduction line across Haringey, especially on stair-edge tread noses in shared upper-flat hallways
- Upholstery cleaning: particularly worth doing on landlord-supplied furniture
Neighbouring areas we cover for end of tenancy:
- Green Lanes end of tenancy: the parade running north-south along the eastern edge of every Ladder rung, late-Victorian shop-with-flat-above stock with food businesses below
- The full Haringey end of tenancy hub with every neighbourhood we cover
We have helped recover £1.2m deposits across our London and county books, working with 300+ letting agents on rolling rotas.
Frequently Asked Questions
How much does end of tenancy cleaning cost on the Harringay Ladder?
From £156 for a studio, £207 for a 1-bed split flat on a Ladder rung, £243 for a 2-bed upper-floor split flat on Allison, Mattison or Falkland, £339 for a 3-bed and £425 for a 4-bed whole-house. Carpet shampoo and double-oven add-ons are priced separately.
How long does the clean take?
A 2-bed upper-floor split flat on a Ladder rung usually takes two cleaners six to seven hours, longer where the front-room cornice and ceiling rose need the four-step ladder pass. A 3-bed runs seven to eight hours. Studios are usually done in a long morning. We do not rush by the clock; we work to the checklist.
Do you guarantee my deposit back?
We can’t guarantee the deposit because the inventory has many lines we don’t touch (paint, wear and tear, the landlord’s furniture). What we guarantee is the cleaning side: if the inventory clerk flags any cleaning issue within 48 hours of our visit, we come back at no charge under the 48-hour re-clean guarantee.
Are you insured?
Yes. Public liability cover is in place. We are Monster Cleaning Ltd, trading since 2014. Insurance certificate available on request.
Do I need to be there on the day?
No. Most of our Ladder clients drop a key with the letting agent (Anthony Pepe at 407 Green Lanes is the most common drop-off, with Castles and Hunters close behind) or use a key safe on the front gate. We send a written check-out report by email when we leave.
Do you bring all the cleaning products?
Yes. Everything from the descaler we use on Hornsey Treatment Works hard supply to the soft brushes we use on original cornicing and ceiling roses. You don’t need to leave anything behind. We also bring our own four-step ladder and a long-handled microfibre extension for the 12-foot first-floor ceilings.
What if my landlord uses a specific inventory company?
Tell us the firm when you book. We have worked with most of the N4/N8 inventory clerks, and we know which ones lean strict on which categories: cornice and ceiling rose on the front room, tile-vestibule grout, stair-edge tread noses, rear casement timber rails. We will brief the team accordingly.
Can you clean a property while it is still partly furnished?
Better if it is empty, but we will work around stored furniture if it is confined to one room. We cannot shampoo carpets under furniture, and the inventory clerk will see the difference, so be aware.
Do you cover the 1880s-to-1900s 4-storey-with-half-basement terrace stock specifically?
Yes. We work the Ladder every week. The half-basement front pavement light, the tile vestibule between the front gate and the inner door, the original 12-foot first-floor ceilings with deep cornicing and a 24-inch ceiling rose, the timber-framed front bay onto the rung and the back-garden window onto the Harringay Passage at the rear. We know the property type. If your flat is the upper split, tell us at booking so we send a team that has done the cornice ladder pass before.
Do you handle HMO common parts under Haringey’s licensing schemes?
We do. HMO common parts (front gate, tile vestibule, communal stair, hallway, shared kitchen, shared bathroom) get priced as standard rooms. The selective scheme covers the Harringay ward where the Ladder sits, and runs to 16 November 2027. The borough-wide additional licensing scheme covers HMOs of three or four sharers. Both add paperwork at the council end but the cleaning standard at hand-back is the same.
What about hard-water scale on chrome shower fittings?
North London water on the Thames Water network is very hard, around 293 ppm calcium carbonate, with Hornsey Treatment Works on Hornsey High Street the local works (Thames Water hard water page). Chrome shower heads, screen runners, mixer taps and kettle elements need a dilute weak-acid soak with proper dwell time, then a polish. Our team carries all of it. A generic kitchen spray will not lift calcium scale, which is why hard-water inventory fails on this point so often.
Can you reach the original cornice on a 12-foot Ladder ceiling?
Yes. We bring a four-step ladder and a long-handled microfibre. The cornice is plaster, often a deep ovolo-and-dentil profile, and a soft cornice brush goes in first to lift dust without disturbing the moulding. Then microfibre, dry, in 18-inch sections rather than running the brush around the whole room in one pass. The ceiling rose, around 24 inches across in a typical front room, gets a separate hand pass with a small pointed brush for the recessed boss centre. Original moulding is never wiped wet.
What’s the 48-hour re-clean guarantee?
If the letting agent or inventory clerk flags any cleaning issue within 48 hours of our visit, we send a team back at no extra charge to put it right. We have had to use it on roughly 3 in 100 jobs since 2014. Across our books to date that is £1.2m of deposits recovered for tenants we have cleaned for.
Do you take card or only bank transfer?
Card on the day, bank transfer in advance, or cash. We send an itemised invoice for the deposit file.
How quickly can you book me in?
Usually 48 to 72 hours’ notice across N4 1, N4 2 and N8 8. Same-day is sometimes possible if a team is finishing nearby on Wightman Road or one of the other Ladder rungs; phone the office to ask.
Will you work with my letting agent’s preferred inventory firm?
Yes. We work with Anthony Pepe, Castles, Hunters, Foxtons Harringay, Foxtons Crouch End and Davies & Davies regularly across the Ladder rungs. Coordinating timings, leaving keys with the branch, sending reports: that is how every job runs.
Ready to book?
Booking takes three steps
- Your postcode and the property. The form gives the price.
- A date that suits you. Seven days a week.
- We confirm it with you by phone or WhatsApp.
0333 555 2076 · 8am to 7pm
Phone 0333 555 2076 or email office@monstercleaning.com. Tell us your move-out date, the postcode, the bedroom count, and which Ladder rung the flat is on. We will come back with a fixed quote inside an hour during office hours. The 57-point agent-approved checklist and the 48-hour re-clean guarantee are included; optional extras are carpet shampoo, the oven (from £31) and external windows.
Monster Cleaning Ltd, trading since 2014. HQ at 75 Shakespeare Avenue, Feltham, TW14 9HU. Customers rate us 4.7 out of 5 on Google.