In a 1930s Lamorbey semi the inventory clerk goes to the bay window first, runs a finger along the picture rail above it, and writes down what comes off. Tenants dust the sills and forget the rail every time. So an end-of-tenancy clean here has to be built around the way these interwar houses are actually checked: the bay, the kitchen recess, the hard-water bathroom, in that order.
We are Monster Cleaning Ltd, a domestic firm that has worked DA15 since 2014, and we price this job at a fixed price by bedroom count with a 48-hour re-clean guarantee measured against your check-out report. Ring 0333 555 2076 for a price in about three minutes.
Last updated June 2026. We cover all of Lamorbey and the surrounding DA15 streets, from the grid off Burnt Oak Lane and Hurst Road across to the Blackfen and Sidcup borders. This page sits inside the borough directory at End of Tenancy Cleaning Bexley.
How the check-out report decides the deposit
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
Start with the document, because the document is the whole argument. You are not being judged against your own idea of tidy. You are being judged against that first report, and it described a property in handover condition.
- When you moved into your Lamorbey house, a clerk walked it and wrote a check-in inventory: every surface described, usually photographed, the kitchen and bathroom marked clean.
- At check-out a clerk walks it again and compares the two reports line by line.
- Anything materially worse than the check-in entry, past fair wear and tear, is chargeable against your deposit.
The deductions land in a familiar shape out here:
- The oven
- Eighty to a hundred and twenty pounds
- Hard-water scale across the bathroom
- Sixty to a hundred
- Marks left in a lounge carpet
- Fifty to two hundred
- The bay-window sills and the rail above them
- A line or two
None of it is huge on its own. Stacked against a deposit of two thousand pounds or so on a Sidcup family let, it adds up, and most tenants only sit down and total it after they have failed the check-out and lost the first round.
The inspection is genuinely adversarial, because the deposit is protected money the agent has to account for, and the clerk is paid to find faults. That just means you hand the keys back with evidence behind you, not optimism.
The law sits behind this and it cuts both ways.
- The Tenant Fees Act 2019
- It stops a Lamorbey landlord writing professional cleaning into the contract as a condition, so nobody can force you to book us.
- Damp and mould
- These sit with the landlord under the Homes Act 2018, not with you. Where we find black mould in a cold corner or behind a wardrobe, we photograph it and flag it, so the charge lands where it belongs.
What New Ideal Homesteads left us to clean
Lamorbey is an interwar suburb, and that single fact shapes the whole clean. In the late 1920s and through the 1930s, developers led by New Ideal Homesteads Ltd bought up the old estate land here, carved it into plots, and ran street after street of bay-fronted semis north from the High Street toward Blackfen and Blendon.
In 1933 a three-bed semi on the nearby Penhill Park Estate sold for around £395 freehold. Those same houses are the bulk of what we clean today.
There is almost no period stock to speak of in Lamorbey, which is unusual for outer London and genuinely changes the job. We are not picking our way around Victorian cornicing here. We are dealing with a type that repeats:
- a front-room bay with wide internal sills
- a picture rail and a band of coving above it
- a kitchen recess at the back where a cooker has baked grease into the wall for years
- built-in 1930s cupboards
- an airing cupboard with slatted shelves and a back nobody reaches
The clerk knows the type too, which is exactly why the bay and the recess get checked every time. The route through one of these houses is more or less fixed for us:
- Bay sills and the rail first.
- Kitchen recess and oven next.
- Bathroom descale after that.
- Carpets last.
We clean a lot of them across Sidcup, Blackfen and Lamorbey itself, so the order is second nature.
There is some variety on top of the semis:
- post-war infill houses between the older roads
- flats and maisonettes above the 1930s parade on Blackfen Road
- a few larger detached places on the wider plots toward Blackfen
The sibling area of Longlands, across the DA15 postcode, runs to a similar stock around its own park, so if your tenancy straddles the line between the two we cover both.
There is almost no period stock to speak of in Lamorbey, which genuinely changes the job.
Why a Lamorbey bathroom scales up so fast
Lamorbey is on Thames Water, drawn off the chalk, and the hard water loses more deposits in this area than anything except the oven.
- Hardness
- DA15 runs to roughly 241 milligrams of calcium carbonate per litre. That is firmly hard.
- Where it builds
- Scale builds on taps, the shower head, the screen and the tile joints faster than a tenant expects, and a wipe with a cloth does nothing to it.
The clerk knows to look:
- they tilt the shower screen against the light
- they pull the head in close
- they run a nail down the tap
Scale that has set into chrome is not a quick job. We treat it properly: a scale remover left to work, then taken back to clear glass and bright chrome.
The toilet tide line and the kettle-style crusting around the taps are the two giveaways a clerk writes up as not cleaned to standard
in a Bexley report, and on a typical 1930s semi the bathroom and the kitchen are where the descaling time goes.
Grout is the quieter version of the same problem. Where it has gone grey over a long tenancy we scrub it back as far as honest effort takes it, and where it is genuinely past saving we photograph the state before we start.
That dated photo has settled more disagreements than any argument has, because a clerk cannot bill a tenant for grout that was already grey in the check-in pictures.
The 57 things we work through, room by room
Every Lamorbey booking runs to a 57-point agent-approved checklist, built over a decade of local check-outs and tuned to what Bexley clerks actually flag. The full list comes with the job, or we walk you through it first.
The kitchen, where most of it is won or lost
The oven, booked as an add-on from £31, is cleaned in full rather than wiped. Racks come out to soak while the cavity, fan, element and seals are done by hand, and the glass is cleaned between the panels where the door design allows.
The film between those panels is the single most-flagged oven fault we see in DA15. If the oven is genuinely the only thing your agent pulled you up on, standalone oven cleaning covers it on its own.
Then the rest of the room:
- Hob rings and burners off, control knobs off and washed
- The extractor canopy degreased and the filter soaked or swapped
- The recess wall behind the cooker, where the grease bakes on unseen, taken back
- Every cupboard inside and out, including the deep corner ones these 1930s kitchens love
- Fridge and freezer through once you have defrosted them
- Appliances pulled out so the gaps behind and under them are done, then put back
- The washing machine drum, the detergent drawer scrubbed, and the door seal, where mould sits and a clerk often looks
- Sink, taps, drainer and plughole descaled
- Tiles and grout, bins emptied, floor hoovered and mopped
The bathroom, the other place it goes wrong
Scale comes off first, as above. Then the rest, in plain order.
- Toilet inside, under the rim, the base, the cistern and behind the pedestal where nobody looks but the clerk
- Shower screen both sides, the tracks and the sealant bead
- Bath, taps, the underside of the taps, the overflow and the plughole
- Basin, pedestal and the trap below it
- Mirror and any cabinet, and behind it where it comes off the wall
- Extractor vent wiped and the sealant cleaned to a usable state, since re-sealing is a handyman job and not a cleaning one
- Floor into the corners and behind the loo
Bedrooms, the front-room bay and everything between
The bay is the headline. Wide internal sills, the bay-corner skirting that collects dust, the picture rail and the coving above it, all dusted and wiped rather than skimmed, because that rail is the first thing a Lamorbey clerk reaches for.
- Inside every wardrobe, drawer and built-in cupboard, and the airing cupboard with its slatted shelves done to the back
- Skirting, door frames, handles and switches
- Light fittings, shades and ceiling roses
- The internal glass in the bay cleaned, sills and frames wiped
- Radiators behind, under and on top
- Walls spot-wiped for marks, with a sensible line drawn, because nail holes and scuffs are a decorator’s bill and not yours to scrub
- Hard floors washed
- The stairs and landing of a two-storey semi hoovered, the spindles wiped
- Cobwebs out of the ceiling corners
Two jobs often need their own pass:
- Ground-in lounge carpet is the common one in a family let, and that is what the carpet cleaning add-on covers on the same visit.
- A hard-used sofa in a furnished house sometimes wants full upholstery cleaning rather than a hoover.
Then a final walk-through, photographed before and after, every room.
What 1 May 2026 changed for DA15 move-outs
The Renters’ Rights Act 2025 went live on 1 May 2026. It changed the timing of a move-out and left the cleaning where it was.
- Section 21
- No-fault evictions are gone.
- Existing tenancies
- Every existing assured shorthold tenancy in England has converted to a periodic tenancy.
- Notice
- A tenant can now give two months’ notice at any point rather than waiting for a fixed term to run out.
Here is the part people get wrong. The cleaning side of a move-out did not change at all:
- The Tenant Fees Act still applies.
- The check-in benchmark still applies.
- The deposit maths is exactly what it was the week before.
What changed is timing. Lamorbey has always been a settled family suburb rather than a high-churn rental patch, so the day-to-day effect here is gentler than it is in central London.
But move-outs do become a little less predictable when notice can land in any month, and the clerks have, if anything, got more careful with the paperwork.
The takeaway is dull and it pays for itself: book the clean a few days earlier than you think you need to, especially for a Monday check-out after a weekend move.
What it costs, and the maths worth running early
| Property | Typical duration | Estimated cost |
|---|---|---|
| Studio or maisonette above the Blackfen parade | 3-4 hours, 1 cleaner | From £156 |
| 1-bed flat | 4-5 hours, 1-2 cleaners | From £207 |
| 2-bed semi off Burnt Oak Lane | 5-6 hours, 2 cleaners | From £243 |
| 3-bed 1930s semi (the common Lamorbey job) | 6-7 hours, 2 cleaners | From £339 |
| 4-bed detached toward Blackfen | 7-9 hours, 2-3 cleaners | From £425 |
| Carpet cleaning add-on | Same visit | £29 a bedroom, £36 a living room |
| Oven-only spec | 1.5-2 hours | From £77 |
Lamorbey is priced by bedroom count, with kit and products included. The most common job is a two or three-bed semi, so the usual figure is £243 to £339, plus the carpet add-on where a lounge needs it.
Those prices assume a property in normal lived-in shape. These cost more, and we say so on the phone rather than slip it onto the invoice afterward:
- a long tenancy with heavy wear
- a pet household
- a place that has not had a deep clean in years
Parking is rarely an issue here: it is on the drive or the road, so we seldom lose time to it the way we do on an inner-London job.
A three-bed at £339 to protect two thousand pounds is not really a decision.
Every Lamorbey booking carries a 48-hour re-clean guarantee. If the agent flags any cleanliness issue inside 48 hours, we come back and redo it free, provided:
- you tell us inside that window
- nobody has moved in
We are on the books of 300+ letting agents, and over the years that work has helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning deductions.
Three cleans people mix up
People ring asking for the wrong service all the time, so here is which is which.
- Check-in inventory report
- The document the 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 clean.
- End-of-tenancy clean
- Built to pass that inventory and get the deposit back, against the letting-agent benchmark, with the property empty and 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 formal standard to hit, from £26 an hour per cleaner.
- Regular domestic clean
- A regular domestic clean is ongoing upkeep, from £23 an hour on a weekly visit.
The work described on this page is the first one only: a full clean of an empty property, measured against your inventory, so the keys go back without a cleaning deduction.
Questions we get asked
How much is an end of tenancy clean in Lamorbey?
It is fixed by size: £156 for a studio, £207 for a one-bed, £243 for a two-bed, £339 for a three-bed and £425 for a four-bed. Most Lamorbey homes are two or three-bed 1930s semis, so £243 to £339 is the usual figure. Oven cleaning (from £31) and carpet shampoo are both separate add-ons.
Do I really need a professional clean to pass the check-out here?
You are allowed to do it yourself; the Tenant Fees Act 2019 stops a landlord making it a contractual condition. The catch is the benchmark. The check-in inventory was set against a property in handover condition, and matching that without professional kit, in a hard-water area, is genuinely hard. With Sidcup deposits often above two thousand pounds, the maths usually points one way.
Is oven cleaning included in the price?
No. A full oven clean, including the door glass, racks, grill and cavity, is an add-on to any Lamorbey end-of-tenancy clean. It is £31 single or £62 double or 90cm range with the clean, or £77, £110 and £143 with no other cleaning.
Do you charge extra for carpet cleaning?
Carpet shampoo is an add-on because not every job needs it: £29 a bedroom, £36 for a living room, or £94 for two bedrooms and a living room. If a lounge has ground-in marks the clerk will check, like the one in the testimonial above, we will tell you straight whether it needs the add-on rather than charging for it by reflex.
Do you handle the hard-water scale in the bathroom?
Yes, and in Lamorbey it matters. DA15 is on hard Thames Water at around 241 milligrams of calcium carbonate per litre, so shower glass, taps and the toilet scale up quickly. We treat it with a proper scale remover and bring the glass and chrome back, because a Bexley clerk will write up a scaled bathroom as not cleaned to standard.
What is the 48-hour re-clean guarantee?
If the inventory clerk flags anything we cleaned, tell us within 48 hours of the clean and we return and put it right at no charge, provided the property is still in the state we left it and nobody has moved in.
How much notice do you need?
A few days is comfortable, and we fit the clean around your check-out and key return. Same-week slots are often available in DA15. Give us the address, the bedroom count and whether the carpets need shampooing, and we will confirm a date.
What does the inventory clerk check first in a 1930s Lamorbey semi?
The front-room bay, usually, with its sills, the bay-corner skirting and the picture rail above it. Then the oven and the kitchen recess, then the hard-water scale in the bathroom, then the lounge carpet against the check-in photos. Our checklist follows the same order, which is why our cleans tend to come back with nothing against them.
Does the Renters’ Rights Act 2025 change anything for my deposit?
Your deposit is still held in a government-approved scheme and the landlord still has to evidence every deduction against the inventory. The cleaning obligations did not change. The Act has made move-outs a little less predictable and inventory checks more careful, so a clean that matches the inventory line by line matters more, not less.
What if a deduction is proposed after your clean?
Ask the agent for the check-out report and the specific lines, then send them to us. If it is something we cleaned, the 48-hour guarantee covers a free return, which is usually faster than a dispute. If you have already left and it is being pushed through regardless, the deposit scheme runs a free adjudication: TDS, DPS or mydeposits hold the money, and you submit the inventory, the check-out report and our dated invoice and photos as evidence. Shelter’s guidance walks through the steps.
Which areas near Lamorbey do you cover?
All of DA15 and the wider Bexley borough, including Sidcup, Blackfen and the streets around Lamorbey Park and Rose Bruford College, plus neighbouring Longlands. We run the same fixed-price hand-back clean across the borough; the Bexley hub page lists every area.
Booking it, and getting the order right
The single biggest mistake we see in DA15 is leaving the clean to the same day as the van and the check-out. A lot of Lamorbey tenants commute on the Southeastern line from Sidcup into Charing Cross and Cannon Street, the move happens on a weekend, and the clerk is booked for Monday morning.
That stack is tight. The order that works has a clear half-day between each step:
- removals out
- then us
- then the clerk
The booking steps are simple.
- Ring 0333 555 2076. Price in about three minutes. Give us the postcode, property size, check-out date and any known problem areas.
- We book you in, ideally the day before check-out with a buffer. A few days’ notice is comfortable in Lamorbey; same-week is often fine.
- Property empty when we arrive. Furniture out, personal things gone, rubbish cleared. It is easier and faster done empty. We also do removals if you want the move and the clean on one booking, and the A20 Sidcup bypass means we can usually reach a Lamorbey address at short notice when a move slips.
- Photo proof at the end. Every room, before and after, with an itemised invoice on company-headed paper. That is your evidence pack if the check-out tries to deduct.
- Check-out happens. Anything flagged inside 48 hours, we come back and fix it free.
Out of hours, send us a message or email office@monstercleaning.com and someone calls you back first thing. A couple of photos of the kitchen and bathroom sharpen the quote. If your check-out is tomorrow, ring anyway and we will do what we can.
Other Monster Cleaning services in Lamorbey
Staying put rather than moving out? We also offer carpet cleaning in Lamorbey, oven cleaning in Lamorbey and domestic cleaning in Lamorbey.