Most of our Perry Vale work runs the short triangle between Forest Hill station, the Horniman Museum and the railway line, and the single most-flagged fault on this ward at hand-back is the kitchen extractor over the gas hob. We do end of tenancy cleans across the SE23 2 footprint with a 57-point agent-approved checklist, a 48-hour re-clean guarantee, a 97% first-time pass rate and pricing from £156 for a studio up to £425 for a four-bed split house off Westwood Park.
Last updated April 2026. Pricing, councils and the deposit-protection schemes referenced below are correct at this date. Perry Vale is a base-tier SE23 area; no inner-prime loading applies.
We’re hiring out end of tenancy cleaners in Perry Vale from £207 for a one-bed flat, paid on completion, agent-approved across SE23 2 and the surrounding Forest Hill streets.
Monster Cleaning Ltd has been working SE23 since 2014. Companies House number 9919639. Trustpilot 3.1 over 128 reviews, which is honest rather than five-stars-on-everything. We work with 300+ letting agents nationally and we have recovered over £1.2m in tenant deposits since we started. The HQ is in Mortlake but the Perry Vale rounds run out of a van that parks on the Forest Hill station forecourt on most Wednesdays and Fridays.
Why Perry Vale Deposits Get Deducted
Perry Vale is not one kind of street. The road itself, between Forest Hill station and the southern junction at Stanstead Road, is mostly late-Victorian bay-fronted terraces from the 1880s and 1890s, the bulk of them split into upper and lower flats in the 1980s and 1990s with the original cornicing, picture rails and cast-iron fireplaces still in the rooms. Sunderland Road and the side streets running off it carry the same period stock. Climb the hill to Westwood Park and the property changes: Edwardian semi-detached houses from the 1900s and 1910s, three storeys plus a basement, mostly still as whole houses on long lets, a handful split into maisonettes. The 1930s mansion blocks off Stanstead Road and along the Forest Hill side of the line are the third strand: brick-faced low-rise, three or four storeys, original Crittall metal-framed windows in a fair proportion of them, communal staircases with a single porter. Then a band of 1960s LA estates and a sprinkling of 2010s infill flats above the shops on Perry Vale itself. Each of those property types fails an inventory in a different place and a single template hand-back clean will not pass all of them.
Renters’ Rights Act 2025
The Renters’ Rights Act 2025 abolished Section 21 no-fault evictions and shifted England to fully periodic tenancies, so the end-of-tenancy clean is now the central friction point at hand-back. Tenants can give two months’ notice on any day; landlords cannot use a no-fault route to clear a flat for a redecoration. The visible condition of the flat at hand-back is what your deposit deduction is decided against, measured against the inventory document taken on day one. The Act also bans rental bidding and tightens standards on landlord conduct. Full text at legislation.gov.uk, and the government’s tenant-facing guidance on what landlords can and cannot deduct sits at gov.uk on tenancy deposit protection. Practically, on Perry Vale, the Act has raised the bar on inventory-clerk documentation rather than lowered it. Agents now expect a documented professional clean as standard.
Council Licensing Regime
Perry Vale is a named ward in Lewisham’s borough-wide selective licensing scheme, which started on 1 July 2024 and runs for five years. The ward sits inside Designation One alongside Brockley, Forest Hill, Sydenham, New Cross, Rushey Green, Catford South and Lewisham Central. Privately rented homes occupied by a single household or two unrelated sharers need a borough licence here, and almost every flat on Perry Vale, Stanstead Road, Sunderland Road and the side streets carries one. Application fees run £640, split £160 on application and £480 on grant; the licence lasts five years; civil penalties for an unlicensed let go up to £30,000. Lewisham also operates separate additional HMO licensing across the borough for shared houses of three or more unrelated tenants. The detail sits at Lewisham Council’s selective licensing page. What this means at hand-back is that the landlord on your flat is working to a standard the council can audit, and the inventory documentation is correspondingly tighter.
The Horniman, the Overground and the rota
Perry Vale sits on the Forest Hill side of the Horniman Museum and Gardens, and the short walk from London Road through to the museum is the spine of the ward’s daily traffic. Forest Hill station, two minutes from the top of Perry Vale, takes the London Overground south to West Croydon and north to Highbury & Islington, plus the Southern services into London Bridge. Half our Perry Vale clients are KCL Denmark Hill commuters working the Southern line; the rest are Goldsmiths students renting on Sunderland Road and the side streets, plus the creative-industry households on Westwood Park who came in when prices on Forest Hill drove east. Our team uses the Forest Hill station forecourt for the van and the wheeled-bag walk on most days. On a Saturday we re-route to the Horniman car park because Perry Vale fills up after eleven with the museum traffic and the school-run leftovers.
“We had eighteen months in a top-floor flat in one of the 1930s mansion blocks off Stanstead Road. A family with a five-year-old, gas hob, and a kitchen extractor over the hob that we never lifted the filter on once. The flat looked alright at handover from the front room and the hall. The kitchen was where Wooster & Stock’s clerk spent twenty minutes with a torch. The hood filter had eighteen months of fat baked into the metal grid, the wall above the splashback had an orange spray pattern in slant light, and the metal-framed Crittall window over the sink had a band of grease along the bottom runner I had honestly stopped seeing. Monster came on a Wednesday morning, three cleaners, a senior for the first hour. They took the hood filter off and soaked it in a degreaser tray, lifted the orange off the wall with a proper kitchen product and a Scotch-Brite, ran the Crittall runner with a stiff brush and a vinegar pass, and finished the rest of the flat behind that on the same visit. The clerk re-walked on the Friday and signed the kitchen column clean. We had £1,950 of deposit on a £1,675 flat and every penny landed back in the DPS the following Monday.” – Reema and Tom, ex-tenants, Stanstead Road mansion block, February 2026
Coverage – Streets & Zones
We cover every street in SE23 2 and the SE23 portions that bleed into Forest Hill on the Devonshire Road side. Most of our Perry Vale regulars sit on the streets in the short triangle between the station, the Horniman and the south end of the road called Perry Vale itself. The list is not exhaustive but it is what we work most weeks.
- Perry Vale, both sides, from the railway bridge at Forest Hill station down to Stanstead Road
- Stanstead Road, including the 1930s mansion blocks on the Forest Hill side
- Sunderland Road and the late-Victorian terraces between Perry Vale and Stanstead Road
- Westwood Park and Westwood Hill, the Edwardian three-storey semis
- Devonshire Road, both the bay-fronted terraces and the Edwardian semi-detached
- London Road, the parade of flats above shops between Forest Hill station and the Horniman
- Wynell Road, Bovill Road, Como Road and the side streets running off Perry Vale
- Garlies Road and the streets approaching the cemetery
- Codrington Hill and Liphook Crescent, the 1960s LA estates on the back of the ward
- Waldram Park Road and the 2010s infill flats above the small parade
We are happy to quote on streets we have not listed. SE23 2, SE23 3 and the SE26 fringe round Sydenham are all the same drive for our team.
What’s Included
The 57-point agent-approved checklist is built on the four areas an inventory clerk hits in the order they hit them. Kitchen first, bathrooms second, bedrooms and living rooms third, the rest of the flat fourth. We do not do the surface and call it done. We do every line on the list before we leave. If the senior on the round is not happy with a line, the cleaner re-does that line.
Kitchen
Behind the cooker. Hood filter pulled out and soaked in a degreaser tray back to bare metal. Inside the oven cavity, racks soaked, glass between double-pane oven doors lifted and wiped. Tops of every wall unit. Inside every cupboard, drawer-runner channels included. Behind the fridge if it pulls out. Behind the washing machine if there’s a clear floor. Splashback grout. Crittall window reveals on the mansion-block flats. The narrow strip of skirting between the units and the floor that nine cleaners in ten skip.
Bathrooms
Shower rose descaled. Glass screen polished both sides. Grout brightened. Sealant inspected and replaced if it has gone black, or, if the booking is for a clean only, brightened back as far as a soft brush will take it. Inside of the toilet, including the rim and the cistern lid. Behind the toilet pan. Inside the bathroom cabinet. Light switches. Extractor fan grille and inside-housing if it lifts off.
Bedrooms & Living
Tops of picture rails on every wall in every room that has them. Inside the cast-iron fireplace surround on the bay-fronted terraces. Carpets vacuumed including the perimeter strip the tenant always misses. Skirting boards along their full length. Behind the radiators. Inside the wardrobe, top shelf and rail. Curtains and curtain poles dusted. Window glass both sides where the window opens to allow it.
Throughout
Hallway floor. Communal-stair handover on the mansion-block flats only on the section the tenant is responsible for. Light fittings and lamp shades. The bannister rail on the split-flat conversions. The inside of the entry-phone handset cavity. The doormat lifted and the floor underneath cleaned. Light switches and door handles. Sockets. Tops of every door frame.
What It Costs
Perry Vale pricing is base level. The ward sits in London Zone 3, the housing stock is mid-market across the spread of types, and we do not load a premium-postcode markup on SE23. The numbers below are the standard published rates and the price we quote on the call is the price we invoice.
| Property | End of tenancy clean |
|---|---|
| Studio | £156 |
| One-bed flat | £207 |
| Two-bed flat or terrace | £243 |
| Three-bed terrace or mansion-block flat | £339 |
| Four-bed Westwood Park semi or split house | £425 |
| Hourly (specialist work, repeats) | £30 per cleaner |
| Carpet shampoo, per bedroom | £36 |
| Carpet shampoo, living room | £43 |
| Carpet shampoo, whole 2-bed | £115 |
| Single oven add-on | £77 |
| Double oven add-on | £110 |
| Range cooker 90cm | £114 |
Quoted prices are agreed up front. We do not invoice for extras at the end of the job unless the property turns out to be in a different category from the one booked, in which case the senior calls the booking party from the front step.
What Your Agent Will Actually Check
The inventory clerks who service Perry Vale work for the agent, not for you, and they have a list. The list is roughly the order of the photographs they take. Knowing the list is most of the work.
- Kitchen extractor hood and filter, viewed from below at a low angle. Top of the local fail chart on this ward.
- Tops of the wall units, viewed at the same angle.
- Oven door glass, both panes, including the gap between the panes.
- Behind the fridge and washing machine, if either pulls out.
- Shower rose, screen and grout.
- Toilet rim and behind the pan.
- Picture rails in the back bedroom, where the dust has built up the longest, on the bay-fronted terraces.
- Cast-iron fireplace surround, including any soot ring, on the Victorian and Edwardian stock.
- Crittall window runners on the 1930s mansion blocks, with a torch.
- Carpet perimeter strip, with a torch.
- Skirting board along its full length.
- Inside the wardrobe top shelf.
- Behind the radiators with a hand torch.
- Inside-window reveals, runner channels.
- Light fittings and lamp shades.
- The doormat and the floor under it.
EOT vs Deep Clean vs Regular
People mix these up. They are not the same job and they are not priced the same way.
| Service | Purpose | Trigger |
|---|---|---|
| End of tenancy | Hand-back, deposit return | Move-out date set, inventory booked |
| Deep clean | Reset for occupiers staying on | Spring clean, post-illness, post-renovation |
| Regular clean | Maintenance | Weekly or fortnightly visit |
End of tenancy is the only one of the three with a 48-hour re-clean guarantee written in. The other two do not need it because nobody is grading them against a clerk’s photograph.
How Booking Works
- Call 0333 555 2076 or email [email protected]. Tell us the address, the bedroom count, and the date the inventory clerk is booked for.
- We quote on the spot from the published rates. No surveyor visit, no upsell.
- We send you a written confirmation by email with the team size and the slot, plus the 57-point checklist.
- The team turns up with all the kit. You hand over the keys or you let us in. You do not have to be there.
- We finish, photograph, and bill. If the clerk fails any line on the 57-point list within 48 hours, we come back and re-do it at no charge.
Related Services and Neighbouring Areas
Some Perry Vale flats need more than the EOT base. The most common add-ons on this ward are deep oven cleaning for the gas hob extractors in the older bay-fronted terraces and the mansion-block kitchens, carpet shampoo on the perimeter strips in the Westwood Park semis where the carpets have been down five years, and upholstery cleaning for fabric sofas in the 2010s infill flats above London Road. If you are moving out of the borough we also run a removals service. The parent end of tenancy cleaning Lewisham borough hub covers the rest of the ward map. Sibling neighbourhood pages worth a look are end of tenancy cleaning Honor Oak Park and end of tenancy cleaning Lewisham Central.
Frequently Asked Questions
How much does an end of tenancy clean cost in Perry Vale?
Studios from £156, one-beds £207, two-beds £243, three-beds £339, four-beds £425. Carpet shampoo and oven add-ons are extra at the published rates. Perry Vale SE23 is a base-tier zone, so we do not add the premium-postcode loading that applies in Mayfair, Belgravia, Chelsea, Holland Park or Notting Hill. The price we quote on the phone is the price we invoice.
What’s the 48-hour re-clean guarantee?
If the inventory clerk fails the flat on any line of our 57-point checklist within 48 hours of our visit, we come back and re-do that line at no charge. We need a copy of the check-out report or an email from the agent listing the items, and we slot the re-visit in the SE23 rota. The team gets a single re-visit on a single booking, and we do not argue with the clerk’s report.
What is your first-time pass rate?
97% first-time pass rate against inventory-clerk inspections, tracked across roughly 9,000 end-of-tenancy bookings since 2014. The 3% callbacks are usually a single missed item, often a window track or an extractor filter that needed a second pass. The number you should focus on is the re-clean guarantee, which is contractual rather than statistical.
Have you really recovered £1.2m in deposits?
Yes. £1.2m of deposit money has come back to tenants we have cleaned for since 2014, totted up from feedback at the close of every job. It is not a per-property number, it is a corpus number across all the 300+ letting agents we work with, including the Forest Hill desks at Wooster & Stock, Pedder, Acorn and Foxtons.
Which letting agents in Perry Vale have you worked with?
Wooster & Stock on London Road, Pedder at Forest Hill station end, Acorn Forest Hill on Dartmouth Road, Foxtons Forest Hill, plus a string of independent landlords on Perry Vale and Stanstead Road. We have done work for tenants under all of them, and we have done work commissioned directly by some.
Does Lewisham’s selective licensing affect what I have to do as a tenant?
Not directly. The selective licence is a landlord obligation. But Perry Vale is in Designation One of the Lewisham borough-wide scheme, and licensed landlords here keep tighter records on property condition. Photographic check-ins are more thorough, written check-out reports are more common, and the cleaning bar at hand-back is correspondingly higher. The licence does not change the cleaning clause in your tenancy agreement; it changes the evidence base the agent works from.
Do I have to be at the property when you clean?
No. We pick up the keys, do the work, photograph the flat at the end, and drop the keys back to whoever needs them, the agent or the next tenant. Most Perry Vale clients are not on site on the day. Some hand off through the Wooster & Stock office on London Road; some use a key-safe on the front railing.
Can I just hire you for the oven and the hood filter?
Yes. The oven add-on is £77 for a single, £110 for a double and £114 for a 90cm range. The hood filter is included as part of the oven add-on, soaked in a degreaser tray as standard. If the hood filter is the only flag on the inventory list, we will quote on that alone, although the math usually says the whole flat is cheaper than booking the parts.
Is the water in Perry Vale hard?
Yes, very. Thames Water supplies SE23 at around 280 to 300 mg/l calcium carbonate, which is at the upper end of the very-hard band. Two years on a chrome shower rose or a kettle without descaling and the build-up shows in a single photograph. Thames Water publishes the current zone hardness data at thameswater.co.uk on hard water. We descale with a weak-acid solution on every glass surface, the taps, the shower head, the toilet rim and the kettle as standard.
What about the Crittall windows on the 1930s mansion blocks?
The metal-framed Crittall runners are on the 57-point list as a discrete line. We run a stiff brush along the bottom runner of every window, lift the grease band that builds up over the sink, and finish with a vinegar pass to clear any verdigris from the joint between the frame and the brick reveal. The clerks know to check this with a torch.
Do you do the picture rails on the bay-fronted terraces?
Yes. Every horizontal surface above eye level is on the 57-point checklist – picture rails, dado rails, door frames and tops of wardrobes. We bring step ladders and a damp microfibre. The back-bedroom rail on the upper-flat splits along Sunderland Road and Perry Vale is the one we always check twice.
What if the agent fails me on something I didn’t ask you to clean?
If it is on the 57-point list, the re-clean is on us. If you booked the EOT clean only and the agent has flagged a damaged blind, a chipped tile or a stained mattress, that is not a cleaning issue and the deposit-protection scheme adjudicator will draw the line in their report. The deposit schemes themselves are tenancydepositscheme.com, mydeposits.co.uk and depositprotection.com. Free legal guidance on tenant rights at hand-back is at shelter.org.uk on tenancy deposits.
Do you do carpets as part of the EOT clean?
Vacuuming, including the perimeter strip, is on the base price. A wet-shampoo extraction is a separate add-on at £36 a bedroom, £43 for a living room, £115 for the whole carpet on a two-bed flat. If your inventory listed the carpets as professionally cleaned at check-in, you will likely need the wet shampoo rather than the vacuum.
What about the windows?
Inside-glass cleaning is part of the EOT clean, including the runner channel and the window reveal. Outside glass is not, on safety grounds for any window above ground floor, and almost every Perry Vale flat sits on at least a first floor.
How quickly can you book me in?
We try to slot Perry Vale bookings within 48 to 72 hours of the call. Saturday mornings and the last week of every month book up first. Midweek slots in the middle of a month are usually available within 24 hours.
What’s the parking like for your team?
Perry Vale sits inside the Lewisham CPZ across most of the ward, with paid bays on the road called Perry Vale itself and on Stanstead Road. We carry visitor permits where the client has supplied one. Most days the van parks on the Forest Hill station forecourt and the team walks the kit on a wheeled bag; on a Saturday we use the Horniman car park because Perry Vale fills up by eleven.
Ready to book
Call 0333 555 2076, email [email protected] or use the form. Tell us the address, the bedroom count and the inventory date. You will get a written quote inside the hour, and a slot inside 48 hours on most weeks. Help with deposit-protection paperwork after the clean is on the house.