End of tenancy cleaning in North Dulwich, same week if you need it

North Dulwich sits on the SE21 / SE24 boundary, with the station and the Charles Barry-designed Italianate booking hall on Red Post Hill, Half Moon Lane running east toward Herne Hill, and Burbage Road and Croxted Road forming the slow climb up toward Dulwich Village proper. The housing is a mix you only get this side of the South Circular: late-Victorian and Edwardian three- and four-storey terraces split into hall and garden flats, Edwardian bay-fronted semis on the side streets, 1930s Park Hall mansion-block flats up by the old trading estate site, and a tight band of 1990s and 2000s mews infill behind. Two-bed end of tenancy starts at £243 with the 57-point agent-approved checklist applied and the 48-hour re-clean guarantee included. Phone 0333 555 2076 or email [email protected].

Last updated April 2026. We cover SE21 8 in full plus the SE24 bleed across Half Moon Lane and the SE22 edge toward East Dulwich. Same-week turnaround usually possible. See the wider Southwark end of tenancy hub for borough-level coverage.

Why North Dulwich deposits get deducted

Private rent in Southwark hit £2,346 a month in February 2026, up 7.6% on the prior twelve months (ONS Private Rent and House Prices, latest release). SE21 transacts above the borough average because of the Dulwich school catchment – James Allen’s Girls’ School, Alleyn’s School and Dulwich College feed sit on the freehold land south of the station, and the catchment premium drags rent and deposit values up across Half Moon Lane and Burbage Road. A two-bed Edwardian semi off Red Post Hill that lets at £2,200 a month carries a five- or six-week deposit, and that is the figure the inventory walk is trying to claw back.

The second factor is the property stock itself. The bulk of the rental flow runs through late-Victorian and Edwardian houses that have been split into upper and lower flats over the last forty years, with the lower flat usually keeping the back garden and the upper flat keeping the original first-floor rooms. Most of these properties have original cornicing, picture rails, ceiling roses, twelve-foot ground-floor ceilings, original block parquet under historic carpet, and a clutch of single-glazed timber windows toward the rear. The 1930s Park Hall mansion-block flats are different stock again – metal Crittall casements, parquet block flooring throughout, deep wooden skirting and the original riveted-steel kitchen extractor housings that need careful descaling, not a wire brush. Clerk fail modes vary by archetype and we price the visit to the stock.

The third factor is the water. South-London supply runs through Thames Water at around 296ppm calcium carbonate – classified very hard (Thames Water hard-water guidance). Chalk scale climbs back inside a fortnight on shower heads, kettle elements, mixer-tap bases, and washing-machine drawers. SE21 clerks check this first because they know the failure mode on the patch.

Renters’ Rights Act 2025 – what changed on 1 May 2026

Section 21 no-fault evictions were abolished nine days ago. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and Phase 1 commenced on 1 May 2026, replacing fixed-term assured shortholds with rolling periodic tenancies. 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 deemed invalid. From a tenant’s point of view that means the deposit-return route becomes the cleanest exit. From a North Dulwich landlord’s point of view the inventory now carries more weight than ever, because the old possession routes have narrowed and the deposit dispute is the surviving lever. Tenants in dispute should refer to the relevant scheme: Tenancy Deposit Scheme, mydeposits, or the Deposit Protection Service. Free disrepair and disputed-deduction advice sits with Shelter.

The clerks have got noticeably tighter.

Southwark Council’s licensing regime

Southwark Council operates a borough-wide additional licensing scheme for houses in multiple occupation alongside its mandatory HMO licensing, and a selective licensing designation covering specific wards (Southwark Council landlord and property licensing). Dulwich Village ward, which contains the southern half of North Dulwich, falls inside the additional HMO licensing footprint – the fee structure starts at £1,150 for the first five-year licence on a typical three-bed property let to three sharers. Failure to license is a civil penalty offence under sections 234 to 238 of the Housing Act 2004.

For tenants the practical effect is straightforward: licensed-let conversions are inspected against a documented schedule that the clerk has access to. If you are moving out of a licensed Half Moon Lane upper conversion or a shared Red Post Hill three-bed, the licence-holder has standing to deduct for shared-area condition that would not have been picked up on a single-let. Communal stairs, hallway carpets, the cellar access on the older converted houses, the front gate where there is one – all of it gets walked separately. We price HMO common parts as standard rooms, so you are not paying twice.

The Dulwich Estate freehold and what it changes

Most of North Dulwich sits on land owned freehold by The Dulwich Estate, a registered charity that manages the historic Dulwich endowment on behalf of Alleyn’s College of God’s Gift, the founding educational trust. The Estate owns the freehold under thousands of leasehold houses and flats across SE21, SE22 and SE24, and operates a Scheme of Management approved by the High Court in 1974 (gov.uk Dulwich Estate Scheme of Management background). The Scheme requires Estate consent for material exterior works, paint colours on doors and railings, replacement window frames, satellite dishes and front-boundary alterations.

What this means at hand-back: if a previous tenancy made any cosmetic change to the exterior visible from the street – a non-approved door colour, an unauthorised satellite dish, a replaced sash to UPVC without Estate consent – the landlord has potential exposure to the Estate and the clerk will price that risk into the deposit deductions. The clean side of the equation matters more, not less, because the cosmetic line items are already loaded. We hand-wipe original metalwork, hand-treat painted door surrounds, and never use abrasive sprays on Estate-approved hardwood front doors. If your tenancy includes a private garden facing onto Estate communal land – the strip behind Burbage Road, the back-gardens on the railway side of Half Moon Lane – we will sweep the boundary too. That edge gets photographed at every clerk’s walk.

“Monster came on a Saturday morning to clean our Park Hall mansion-block two-bed before the clerk from Pedder’s Dulwich Village office arrived on the Tuesday. Eleven months in the flat, my partner and I plus a one-year-old, both of us teachers, and we’d done most of the deep work ourselves on the weekends but the kitchen extractor baffle had defeated us. The 1930s riveted-steel housing on those flats has a deep cylindrical recess behind the filter cage and ten months of cooking grease had collected in the rim. The original block parquet through the hall had also picked up polish residue in the joins where a previous tenant had used a supermarket wax. The team brought a dedicated degreaser dwell for the extractor housing, dry-buffed the parquet in three passes, and replaced our towel-rail rubber feet which had perished and stained the bathroom tile. Pedder signed the inventory off on the first walk and our £1,890 deposit cleared on the Thursday.” – Lauren and Adam, Park Hall Road two-bed mansion flat, SE21 8DA

Coverage – streets and zones we work in North Dulwich

We work the SE21 8 core, the SE24 9 bleed across the Herne Hill border on Half Moon Lane, and the SE22 8 edge where Red Post Hill meets the East Dulwich uplift. The streets and zones we book most often:

• Half Moon Lane (Herne Hill end through to the station) – late-Victorian three- and four-storey terraces, most split into hall and garden flats
• Red Post Hill – Edwardian bay-fronted semis on the slope down to the station, plus a small cluster of 1930s mansion-block flats
• Burbage Road, Stradella Road, Beckwith Road – Edwardian semis, some kept as whole houses, others split into upper and lower flats
• Croxted Road – the long run from the station up toward West Dulwich, mixed Edwardian semi and terrace stock with the Roy Brooks office at the southern end
• Park Hall Road, Alleyn Park – 1930s mansion-block flats including the Park Hall Trading Estate redevelopment frontage, plus the Edwardian houses along Alleyn Park
• Turney Road, Townley Road – Edwardian semis facing the Dulwich Estate playing fields, larger family stock
• Burbage Mews, Frank Dixon Way, Frank Dixon Close – the 1990s and 2000s mews infill behind the older streets
• Norwood Road border – the SE24 edge running down toward Herne Hill station, mixed Victorian terrace and 1930s flat stock
• SE21 8DA, SE21 8DN, SE21 8DZ, SE21 8EE – the postcode microzones we book through Foxtons Herne Hill and Hamptons Dulwich Village
• The Herne Hill station catchment on the north side of Half Moon Lane – SE24 9 bleed that we always cover

If your address sits two or three streets outside this list, ring the office. We almost certainly cover it.

What’s included in our North Dulwich end of tenancy clean

End of tenancy is the hand-back clean, the agent-facing report where requested, the 57-point agent-approved checklist applied across the property. Fixed quote, never hourly. Nothing rushed by the clock.

Kitchen

• Oven full strip – racks soaked separately, door inner glass cleaned (the gap between the panes is the line agents fail first)
• Hob, extractor hood baffle filter, splashback – all degreased
• 1930s Park Hall riveted-steel extractor housings – hand-degreased with dwell, never wire-brushed
• 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 (the 296ppm calcium-scale step)
• Tile grout brushed, splashback polished
• Skirtings, original picture rails where present, light fittings, switches and sockets wiped
• Inside of all windows including original sashes where the splits have kept them – hand-wiped, not spray-cleaned
• Bin washed inside and out
• Floor mopped last, after dust settles, finished dry

Bathrooms

• Bath, shower tray, screen and tiles – hard-water descale on shower head and screen runner, rinsed twice
• WC bowl, rim, hinge, base, behind
• Sink, taps, plug, overflow – chromework polished separately after descaling
• Mirror, cabinet, shaver socket, extractor grille
• Tile grout scrubbed where shower water hits
• Towel rail and the radiator behind it
• Original cast-iron radiators where the Edwardian semis kept them – back, fins, brackets – hand-wiped, no spray
• Floor mopped, edges done by hand

Bedrooms and living areas

• Wardrobes inside and out, drawer runners, rails wiped
• Skirtings, picture rails, dado where present (the Edwardian semis on Burbage Road usually retain them)
• Original cornicing – extending pole with soft-bristle head, never a vacuum brush direct on lime plaster
• Ceiling roses – centre acanthus and outer ring dusted in stages
• Original block parquet through Park Hall mansion-flat halls – dry-buff microfibre, dilute soap-and-water pass, second dry-buff to retain wax
• Light fittings, ceiling rose centres where original
• Switches, sockets, thermostat, doorbell button
• Internal doors both sides, original brass hinges and door furniture, tops
• Carpet vacuumed in two directions; spot-treat marks (full carpet shampoo is an add-on)
• Hard floors mopped where modern overlay; parquet treated as above
• Curtains shaken; nets washed if requested
• Mirrors, picture frames, dust-magnet ledges – the window sills hold the most
• Behind beds, sofas, freestanding furniture
• 1930s Crittall metal-frame casement windows where retained – dust runs in the corner stops and the espagnolette ironmongery, hand-wiped
• Wardrobe and drawer interiors – empty, wiped, lined where requested

Throughout

• All internal doors, original frames, architraves
• Communal stairs in licensed-let upper-conversion flats, banister, spindles, under-stair cupboard
• Hallway and stairwell skirtings (Half Moon Lane upper conversion stair runs are the most-checked area on a clerk’s walk)
• Loft hatch and accessible loft ladder where present
• Inside-glass on all windows, frames wiped, locks dusted
• Final walk-through with a torch in low light to catch what daylight hides – especially picture-rail dust above twelve feet

What it costs in North Dulwich

North Dulwich sits at our standard London base. 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 VAT add-on, no fuel surcharge, no extra for upper-conversion flats above shop frontages on Half Moon Lane.

Add-ons

• Carpet shampoo – £36 per bedroom, £43 per living room, £115 whole-2-bed package
• Single oven deep clean (already in standard EOT, listed here for reference) – £77
• Double oven deep clean – £110
• Range cooker 90cm – £114
• External window-glass reach on three-storey Half Moon Lane frontages – quoted on site

For reference, the National Living Wage rose to £12.21 in April 2025 and steps up to £12.71 from April 2026 (gov.uk minimum wage rates). Our £23/hour bespoke rate covers two cleaners working in tandem with full kit.

What your North Dulwich letting agent will actually check

This list is built on feedback we get back from Roy Brooks on Croxted Road, Foxtons Herne Hill, Hamptons Dulwich Village, Pedder, and the Knight Frank Dulwich office. Order matters – top of the list is what gets failed most often on the patch.

1. Picture-rail and cornice dust above twelve-foot ceiling – cobweb halo visible only under a torch at the right angle, hand-treated with an extending soft-bristle pole
2. Hard-water chalk scale on shower head, screen runner, tap base, kettle, washing-machine drawer – the Thames Water 296ppm failure mode
3. Original block parquet through Park Hall mansion-flat halls and Edwardian semi dining rooms – waxed surface scuffed by mop-and-bucket or polish residue in the join lines
4. Kitchen extractor baffle – amber and stuck after six to nine months of cooking
5. Oven door inner glass – the gap between the panes where grease seeps and bakes
6. 1930s Crittall metal casement window corner stops and espagnolette handles – dust collects where the metal-frame mitre meets the cill
7. Behind the cooker – the gap between cooker body and worktop where oil pools
8. Riveted-steel extractor housing on Park Hall mansion flats – cylindrical recess behind the filter cage
9. Carpet edges and the strip under the wardrobe – vacuumed but not visibly cleaned
10. Toilet hinge bolts, rim, behind the pan
11. Skirting tops, especially on the long upper-conversion stair runs on Half Moon Lane
12. Light fittings and original ceiling-rose centres – the inside dome as well as the outside
13. Fridge and freezer seals – the rubber where mould blooms
14. Cupboard interiors, especially under-sink (which often has historic scale rings)
15. Door tops and original brass door furniture – the flat upper edge nobody dusts
16. Original cast-iron radiators where Edwardian houses kept them – back and the fin spaces
17. Bathroom extractor grille – dust load looks brown when removed
18. Communal stairs and front-area gate where the property is part of a licensed-let upper conversion

EOT versus deep clean versus regular

Three different jobs, often confused at booking. The table sets out what each one is and when to ask for it.

If you are not sure which one fits, phone and we will ask three questions and tell you.

How booking works

1. Phone 0333 555 2076 or email [email protected]. Tell us the postcode, the bedroom count, and your move-out date.
2. We confirm a fixed quote on the call. Carpet add-on, oven type, range cooker, Dulwich Estate exterior considerations, parking on Half Moon Lane and access through any front-garden gate get talked through then.
3. We email a written confirmation with the start time and the team lead’s name.
4. The team arrives – usually two to three cleaners depending on size. They work to the 57-point agent-approved checklist. Photos taken on completion if you want them for the deposit file.
5. Inventory clerk attends within 48 hours. If they flag anything that’s on our checklist, we come back at no charge under the 48-hour re-clean guarantee. If they flag something outside the checklist (a historic chip in the parquet, a curtain yellowed with age), that’s an inventory dispute, not a clean issue, but we will back you up with our photographs.

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 the rest of the flat is fine and only the oven let you down
• Carpet shampoo and stain treatment – the most common deposit-deduction line item across Southwark
• Upholstery cleaning – sofa and armchair fabric, particularly worth doing on landlord-supplied furniture
• Hard floor restoration – original block parquet on Park Hall mansion flats and Edwardian semi hallways
• Window cleaning – three-storey Half Moon Lane frontages where reach is the issue
• Removals – same-day-as-the-clean coordination
• After-builders cleaning – if the landlord ran works between tenancies

Neighbouring areas we cover for end of tenancy:

• Dulwich Village end of tenancy – the southern half of SE21 around the College and Gallery
• East Dulwich end of tenancy – the SE22 patch east of Lordship Lane
• Herne Hill end of tenancy – the SE24 patch north of Half Moon Lane around Brockwell Park
• West Dulwich end of tenancy – the SE21 7 patch up Croxted Road toward Tulse Hill
• Tulse Hill end of tenancy – the SW2 boundary west of Croxted Road
• The full Southwark end of tenancy hub with every neighbourhood we cover

To date 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 in North Dulwich?

From £156 for a studio, £207 for a one-bed, £243 for a two-bed flat or Park Hall mansion-block flat, £339 for a three-bed and £425 for a four-bed Edwardian semi. SE21 sits at our standard London base. Carpet shampoo, range-cooker and double-oven add-ons price separately.

How long does the clean take?

A two-bed Park Hall mansion flat takes us six to eight hours with two cleaners. A two-bed Half Moon Lane upper conversion runs seven to nine hours because of the long stair run and the picture rails. A three-bed Burbage Road garden flat is usually a long day with two cleaners. Four-bed Edwardian semis on Turney Road can run twelve hours with three cleaners. We do not rush by the clock; we work to the checklist.

Do you guarantee my deposit back?

We cannot guarantee the deposit because the inventory has lines we do not touch (paint, wear and tear, the landlord’s furniture, historic wax under fixed dining tables). 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. 97% first-time pass rate.

Are you insured?

Yes. Public liability cover at £5m. We are Monster Cleaning Ltd, Companies House 9919639, trading since 2014. Insurance certificate available on request.

Do I need to be there?

No. Most of our North Dulwich clients drop a key with Foxtons Herne Hill, Roy Brooks on Croxted Road, or use a key safe by the front door. We send a written check-out report by email when we leave.

Do you bring all the cleaning products?

Yes. Everything from the scale remover we use on Thames Water hard scale to the dedicated dwell for the 1930s Park Hall riveted-steel extractor housings to the soft horsehair brushes we use on cast-iron radiator fins. Nothing for you to leave behind.

What if my landlord uses a specific inventory company?

Tell us at booking. We have worked with most of the SE21 clerks instructed by Roy Brooks, Foxtons Herne Hill, Hamptons Dulwich Village, Pedder and Knight Frank. We 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 we cannot dry-buff parquet under a sofa – the clerk will see the difference. Be aware.

Do you cover the 1930s Park Hall mansion flats specifically?

Yes. Park Hall, Alleyn Park and the surrounding mansion-block frontages along Park Hall Road and Alleyn Park itself are a regular part of our SE21 rota. We hand-degrease the riveted-steel extractor housings without abrasion, dry-buff the block parquet with microfibre, hand-wipe the Crittall metal casement window corner stops, and never spray paint-coated cast-iron radiators with anything aggressive. Tell us at booking if you have a Park Hall flat so we send a team that has done the housing type.

Do you handle properties on the Dulwich Estate freehold?

Yes. Most of SE21 sits on the Estate’s land. We hand-wipe Estate-approved hardwood front doors with neutral pH cleaners, hand-treat painted door surrounds, and never use abrasive sprays on metalwork or hardware. If the boundary garden behind your property abuts Estate communal land – the strip behind Burbage Road, the back-gardens on the railway side – we sweep the boundary line too. That edge gets photographed at every clerk’s walk.

Do you handle HMO common parts under Southwark’s licensing scheme?

We do. HMO common parts (communal stairs, hallway, shared kitchen, shared bathroom, front-area gate, cellar steps) get priced as standard rooms. Southwark’s borough-wide additional licensing in Dulwich Village ward changed how landlords document the property but did not change the cleaning standard at the end of a tenancy. Inventory walks are still walked the same way.

What about hard-water scale on chrome shower fittings?

South-London water tests at around 296ppm calcium carbonate – very hard. 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 the lot. If your existing cleaner has been using a supermarket kitchen spray, the scale will not lift – that is why this point fails on so many SE21 walks.

What is 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 used it on roughly 3 in 100 jobs since 2014. Across our books to date that comes to £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 if that is easier. We send an itemised invoice for the deposit file.

How quickly can you book me in?

Usually 48 to 72 hours’ notice across SE21 8. Same-day work is sometimes possible if a team is finishing nearby on Burbage Road or Half Moon Lane. Phone the office to ask.

Will you work with my letting agent’s preferred inventory firm?

Yes. We work with Roy Brooks, Foxtons Herne Hill, Hamptons Dulwich Village, Pedder and Knight Frank regularly across SE21. Coordinating timings, leaving keys, sending reports – that is how every job runs.

Ready to book?

Phone 0333 555 2076 or email [email protected]. Tell us your move-out date, the postcode and the bedroom count. We come back with a fixed quote inside an hour during office hours. The 57-point agent-approved checklist, the 48-hour re-clean guarantee and the agent-approved standard are all included; the only optional extras are carpet shampoo, range cooker, double-oven and external windows.

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