The big-family let that decides an N15 deposit
End-of-tenancy cleaning in South Tottenham costs from £156 for a studio up to £425 for a four-bed, is priced on the property rather than by the hour, and carries a 48-hour re-clean guarantee if the check-out inventory flags the work. That is the short answer. The rest of this page is the detail that decides whether your N15 deposit comes back in full.
South Tottenham is a particular sort of place to clean for, and the housing is the reason. The streets between West Green Road and the Stamford Hill edge are lined with tall late-Victorian terraces, many of them six and seven bedrooms over three floors, and a good share are let to large households who chose them precisely because they are big. The strictly-Orthodox Charedi community that has long centred on Stamford Hill has been spreading east into N15 for years, with more families settling in this end of Haringey than over the Hackney border. A family of eight in a much-loved terrace puts a different kind of wear on a house than a couple in a flat, and that is what makes a deposit clean here heavier than a quick phone quote suggests.
We have cleaned whole houses on the roads off West Green Road, flats above the shops on the High Road, and conversions on the quieter streets running down toward Markfield Park and the River Lea. The pattern repeats. The kitchen and the bathroom carry most of the risk, the period detail hides the dust, and the hard water leaves a film on every tap and screen. A good check-out clean in N15 plans for all three before the van even pulls up.
It helps to know how people move in and out, because that shapes when a clean is wanted. South Tottenham has its own Overground station on the line that used to be the GOBlin and is now the green Suffragette line, four trains an hour each way between Gospel Oak and Barking Riverside, step-free. Seven Sisters, with the Victoria line and the Weaver-line Overground, is a short walk south and counts as an official out-of-station interchange. Plenty of tenants here move by rail, so a Sunday-evening end to a tenancy before a Monday check-out is a very N15 sort of job.
What a deposit clean costs on an N15 terrace
Price first, because it is the thing everyone wants and few cleaning firms will state plainly. Our end-of-tenancy rates are fixed by the size of the home, so you know the figure before we book rather than watching a meter run.
- Studio flat: £156
- One-bed: £207
- Two-bed: £243
- Three-bed: £339
- Four-bed: £425
Those are the full prices, not a teaser rate that climbs once a cleaner is standing in your hallway. They cover the whole property cleaned top to bottom against the check-out standard: inside the oven, inside every cupboard and wardrobe, the insides of the windows, skirting, switches, doorframes, the lot. If you would rather pay by the hour for a smaller job, that runs at £30 per cleaner, though for a move-out the fixed price almost always works out cheaper because a clerk’s standard takes as long as it takes.
A word on the very big houses, since South Tottenham has a lot of them. Our published tiers run to a four-bed, so a seven-bedroom terrace let to one large family is quoted on its own once we know the number of rooms and the state of it. The price stays fixed on the property either way. We have not loaded N15 rates above the rest of the network, which feels only fair given the rents around here.
What you are really buying is the lower odds of a deduction. We have helped tenants recover £1.2m in deposits that would otherwise have gone on cleaning charges, and that figure is the whole point of paying a firm rather than spending a weekend with a sponge and hoping for the best.
The 57-point list and the 48-hour promise
Every South Tottenham job runs off the same 57-point checklist the local letting agents recognise. It is not a marketing flourish. It is the actual running order the team works through, room by room, so nothing gets skipped because the light was bad or the clock was against them.
The checklist sorts the work the way a clerk reads a house. Kitchen first, because that is where most deductions live: oven, hob, extractor, the gap the fridge hides behind, inside and on top of every unit, the splashback, the sink and its scale. Bathrooms next, and in a big family house there is often more than one, so grout, sealant, the shower screen and the taps all get worked over in each. Then the living space and the bedrooms, where the dust settles on picture rails, coving, the tops of door architraves and the radiator backs that nobody touches mid-tenancy. We clean the doorknobs and the light switches, which sounds trivial until a report singles them out.
A clean that photographs well is worth more than a clean that merely looks fine in person, and we work to the camera as much as to the eye.
The team brings its own kit. Every cleaning product and bit of equipment arrives in the van, so you do not need to leave anything behind or buy a cupboard of sprays you will never use again. All we ask is that the house has electricity, running hot water and no personal belongings left in it, because we cannot clean around a stack of boxes and we cannot do a bathroom properly with the water off.
Then there is the guarantee, which matters more than the checklist on the day a clerk gets picky. If the inventory clerk or the agent challenges any part of the clean within 48 hours, we come back and put it right at no charge. We can offer that because the work passes inspection 97% of the time on the first visit, so the re-clean is the exception rather than the plan. We are also on the books of 300+ letting agents across London, which means a fair number of the West Green Road and High Road offices already know our reports and do not pick a fight with them.
Why these terraces hold the dirt
The housing here is the reason the job is harder than the postcode lets on. Walk the streets between West Green Road and the Stamford Hill edge and it is terrace after terrace of late-Victorian brick, much of it three storeys, a good deal of it never carved into flats because a large family needed the whole house. Period homes are lovely to live in and a pain to hand back, because they came with features that hold dirt in places a modern flat simply does not have.
Take the detail. Picture rails, deep skirting, ceiling roses, panelled doors with recessed mouldings, the odd original fireplace surround. Each ledge is a shelf for years of dust, and a check-out clerk knows exactly where to run a finger. Tall bay windows at the front double the glass a cleaner has to do, and a sash window, where the original survives, traps grime in the runners and the glazing bars. None of it is hard with the right approach. It is just slow, and it is the part a rushed clean skips.
Then the water. North London sits on hard water, and you see the result on every chrome surface in N15: a white film on taps and showerheads, scale around the kitchen mixer, cloudy glass on the shower screen. We treat limescale as a standard part of a South Tottenham bathroom clean rather than an extra, because a clerk reads scale as neglect even when it has built up in a fortnight, and a house with two or three bathrooms has two or three times as much of it.
Then there is the simple fact of a house that has been properly lived in. A terrace that held a family of seven for a decade has years of cooking on the kitchen surfaces, scuffs along the stairs, and bedroom carpets that have taken real traffic. There is nothing wrong with that. It is what a family home looks like. But a check-out is judged against the day the tenancy started, not against how reasonable the wear is, so the gap between a busy house and a clerk’s check-in photos is what we close.
The conversions change the job slightly. There are Victorian houses near the High Road and over toward Seven Sisters that were long ago split into two or three flats, and these clean up faster, with fewer rooms and often newer fittings. But the check-out standard is no softer in a flat than in a house. Whether it is a seven-bed terrace or a one-bed conversion, the report is the report, and we clean to it either way.
The kitchen, the bathroom and a house that was lived in
The kitchen is where most of a South Tottenham deposit is won or lost, and the cooking culture in these big family homes is part of why. Many of the houses around here run a kosher kitchen, which in plenty of cases means two ovens, two hobs and separate sets of everything, all of them used hard for proper home cooking rather than the odd ready meal. That is double the appliances a clerk opens and double the baked-on residue behind them.
A clerk opens the oven, checks the hob, runs a hand along the worktop edge and looks under the sink, all in about ninety seconds. In a house with two ovens that is two doors that have to come up gleaming, not one. We work that same path in reverse, deep, stripping the oven properly rather than wiping the front, so the room reads clean from the doorway and stays clean when someone actually looks inside.
The bathrooms are the other pinch point, and a big family house tends to have more than one. Grout goes grey, sealant picks up mould in the corners, the shower screen clouds with scale, and a much-used family bathroom shows every bit of it. We get the grout and the sealant back as far as cleaning will take them, clear the scale off the glass and the taps, and dry the room out so a musty smell does not greet the clerk at the door.
None of this is a reason to dread the check-out. It is a reason to have it cleaned by people who have done the big N15 houses and know where the marks hide. That experience is part of why we have helped tenants across London recover £1.2m in deposits that would otherwise have gone on cleaning deductions. The houses here are bigger and busier than most. The standard we clean to does not change.
Who signs off the check-out in South Tottenham
A check-out is not your landlord wandering round with a clipboard. On most N15 tenancies it is an independent inventory clerk, booked by the agent, comparing the house against the check-in report line by line. They photograph everything. They grade each room against the move-in condition, allowing for fair wear and tear but not for dirt, and the cleaning section is usually the longest part of the document.
South Tottenham’s lettings market is a mix. Some houses are handled by the agents along West Green Road and the High Road, some by managing agents working at arm’s length from offices a fair way off, and a good number change hands privately within the community without an agent at all. That mix matters at check-out, because a managing agent who only sees the house through a clerk’s report has no reason to give you the benefit of the doubt, while a private landlord may walk it themselves. A clean that photographs well is worth more than a clean that merely looks fine in person, and we work to the camera as much as to the eye.
The jargon trips people up, so here is the part of it that decides money.
- Check-in inventory
- The report made at the start of the tenancy, with photos, recording the condition and cleanliness of every room. The check-out is judged against it, so if the house was spotless when you moved in, it must be spotless when you leave.
- Fair wear and tear
- The gradual ageing a landlord cannot charge you for, such as a slightly worn carpet or faded paint. Dirt, scale and grease are not wear and tear, which is why cleaning deductions are so common. Shelter sets out what a landlord can and cannot keep from your deposit.
- Professional clean clause
- A line in some older tenancy agreements asking for a professional standard at the end. Since the Tenant Fees Act 2019 a landlord cannot force you to use a named company, but the house still has to meet the check-in standard, so the standard is what you are paying us to hit.
- Deductions
- Sums the landlord proposes to take from your deposit. You can accept them, negotiate, or dispute them through the deposit scheme’s free adjudication service.
The cleaner the house, the shorter that conversation. Our check-out clean is built to answer the clerk’s report before it is written, which is why a clean done to the 57-point list so rarely comes back.
Licensing and deposit law on a South Tottenham tenancy
South Tottenham sits in the London Borough of Haringey, and unlike the leafier west of the borough this is firmly inside the council’s licensing zone, which catches some tenants and landlords out. Haringey runs a selective licensing scheme covering all privately rented homes in fourteen mostly eastern wards, and the South Tottenham ward is one of them. The scheme runs from 17 November 2022 to 16 November 2027, and it means an ordinary house or flat let to a single household, or to two unrelated sharers, needs a selective licence from the council. The penalties for letting without one are steep, so it is worth checking your address is covered before a tenancy ends.
On top of that sits HMO licensing. Haringey’s additional scheme started on 17 June 2024 and runs for five years across every ward, South Tottenham included, covering houses in multiple occupation shared by three or four unrelated people plus certain converted blocks of flats. Larger HMOs of five or more people from two or more households need a mandatory licence borough-wide in any case. A shared house in N15 can therefore fall under selective or additional or mandatory licensing depending on who lives in it, and licensed properties get inspected, so a clean to the right standard matters all the more. The council sets out its selective licensing scheme on its own site, though the council website sometimes blocks automated visits, so check the current ward list and dates directly before you rely on them.
On the deposit itself, the rules are national and worth knowing. Your landlord must protect your deposit in one of the three government-backed schemes within 30 days of taking it, and must give you the scheme details in writing. The gov.uk guide to deposit protection explains how that works, and the Deposit Protection Service is one of the schemes that holds the money and runs the free dispute service.
If a deduction lands that you think is unfair, you do not have to accept it. Each scheme runs a free dispute service, and the burden is on the landlord to prove the deduction, with the check-in and check-out reports as the main evidence. The law is also shifting. The Renters’ Rights Act 2025 reshapes how tenancies end and how disputes run, so if you are leaving a South Tottenham tenancy now it is worth reading where the ground is moving.
A receipted professional clean is useful here for a plain reason. It is documentary evidence. If the clerk’s report and your cleaning invoice disagree, an adjudicator has something concrete to weigh, and that beats your word against a photograph.
Booking a clean around the Suffragette line
Booking is a phone call. Ring 0333 555 2076, tell us the size of the house and the postcode, and we give you a fixed quote and a slot. We work seven days a week, so a Sunday end to a tenancy before a Monday check-out is no problem, which is the usual shape of an N15 move.
Access is the thing to think about here. The streets off West Green Road and around the station are tight, much of the area is a controlled parking zone, and a cleaning van needs somewhere to sit while a team works through a six-bed terrace. Tell us on the call if parking is permit-only or awkward, and we will plan around it. A visitor permit or a clear spot gets the team in and out faster, which on a big house saves a fair slice of the day.
One quirk worth flagging is timing around the community calendar. A lot of moves in this part of N15 are arranged around the Jewish week and the festivals, so Friday afternoons and Saturdays can be off the table for a hand-back, and the diary gets busy in the run-up to the big festivals when leases tend to turn over. We work weekends and we are used to fitting around all that, but the earlier you book a slot the better, because the popular dates go quickly. If a clean has to land on a Sunday or a weekday evening, say so and we will sort it.
Timing against the check-out matters too. The best move is to book the clean for after the removal van has gone and before the clerk visits, ideally the same day or the day before, so the house is empty, clean and inspected in one run. We need the place fully cleared, with the power and hot water on. If you are moving locally and want the boxes shifted as well, we run a separate removals service that can dovetail with the clean, which on a large family house is worth thinking about early.
One practical note for South Tottenham specifically. If your house is three storeys with the bedrooms up top and no lift, say so when you book, because the carpets and any upholstery work take longer to carry kit up and down, and it helps us send a team the right size for the place.
Extra jobs worth adding to the quote
The end-of-tenancy price covers the standard clean. A few jobs sit outside it because not every house needs them, and these are the ones a South Tottenham check-out most often turns on.
The oven is the big one, and in N15 it is often two. Clerks open the oven door first, and a greasy interior is a near-automatic deduction. Our oven cleaning is a full strip-down, with the racks, trays and door glass cleaned separately, priced at £77 for a single oven, £110 for a double and £114 for a range. In a house with two ovens, or a big range used for proper cooking, that strip-down is usually the difference between a clean pass and a marked report.
Carpets are the other common add-on, especially in those tall terraces where the stairs and bedrooms are carpeted and years of family traffic show. Our carpet cleaning uses hot-water extraction to lift dirt the hoover leaves behind, at £36 a bedroom, £43 for a living room, or £115 for a whole two-bed flat. If the check-in report noted the carpets as professionally cleaned, you will likely need this to match it.
Soft furnishings can need the same treatment. If sofas or mattresses came with the let and look tired after a busy tenancy, our upholstery cleaning brings them back with the same extraction method, dirt and odours included. And where the inventory wants the outsides of the windows clean as well as the insides, our exterior window cleaning uses water-fed poles and purified water for a streak-free finish, which matters on the big Victorian bays at the front of an N15 terrace.
If you are not sure which add-ons your particular check-out will need, tell us what the check-in report said and we will give you a straight answer rather than upsell the lot.
South Tottenham end-of-tenancy questions
How much does end of tenancy cleaning cost in South Tottenham?
Prices are fixed by the size of the home: £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. Larger family houses are quoted on the number of rooms, and the figure is set before we book, covering the whole property cleaned to the check-out standard rather than charged by the hour.
Do you guarantee the clean will pass the check-out inventory?
We hold a 97% first-time pass rate and back every job with a 48-hour re-clean guarantee. If the inventory clerk or the agent challenges the work within 48 hours, we return and put it right at no extra charge.
What is the 57-point checklist?
It is the agent-approved running order our cleaners work through on every end-of-tenancy job, covering each room from the oven and bathroom sealant down to the doorknobs and light switches. The same list is recognised by the letting agents we work with, so the clean matches what their clerks check.
Do you clean the large family houses in South Tottenham?
Yes, the big six and seven-bedroom terraces are a regular part of our week here. Because they sit above our four-bed tier, we quote them on the number of rooms and the condition, but the price still stays fixed on the property rather than running by the hour.
Does a rented home in South Tottenham need a licence?
In most cases yes. The South Tottenham ward is inside Haringey’s selective licensing scheme, which runs from 17 November 2022 to 16 November 2027, so a home let to a single household or two sharers needs a selective licence. Shared houses may instead need an additional or mandatory HMO licence.
What if my South Tottenham house is a shared HMO?
If three or four unrelated people share it, Haringey’s borough-wide additional HMO scheme that began on 17 June 2024 applies. If five or more people from two or more households share it, a mandatory HMO licence is needed. Always confirm the current position with Haringey Council, as the council website can block automated checks.
Do I need to provide cleaning products or equipment?
No. The team brings every product and all the equipment in the van. You only need to make sure the house has electricity and running hot water and that all personal belongings have been removed.
How long does an end of tenancy clean take in a South Tottenham house?
It depends on the size and condition, but a one or two-bed flat is usually a half-day and a large three-storey terrace a full day or more. Because the price is fixed on the property, the team stays until the house meets the standard rather than stopping at an hourly limit.
Can you clean a house with two kitchens or two ovens?
Yes, kitchens set up for kosher cooking with two ovens and two hobs are common here, and we clean both fully. A full oven strip-down is a separate service, so two ovens means two strip-downs, which we factor into the quote.
Can you clean around my furniture or belongings?
No, the house needs to be empty for a proper end-of-tenancy clean. We cannot reach inside cupboards, behind appliances or across floors that are still loaded with boxes, and the inventory is judged on an empty property in any case.
Can you do the clean at the weekend?
Yes, we work seven days a week. Many South Tottenham moves are arranged around the Jewish week and the festivals, so Sunday and weekday-evening slots are in demand, and we recommend booking early because the popular dates fill up fast.
Is the oven included in the end of tenancy price?
A standard wipe is part of the clean, but a full strip-down of a heavily used oven is a separate service at £77 for a single, £110 for a double or £114 for a range. On the busy family kitchens here the oven is the single most common reason for a cleaning deduction, so it is usually worth adding.
Should I clean the carpets for the check-out?
If the check-in report recorded the carpets as professionally cleaned, you will probably need to match that to avoid a deduction. Our carpet cleaning uses hot-water extraction and costs £36 a bedroom, £43 for a living room, or £115 for a whole two-bed.
What happens if the agent still disputes a deduction?
Your deposit is held in a government-backed scheme with a free dispute service, and the landlord has to prove any deduction with evidence. A receipted professional clean gives an adjudicator something concrete to weigh against the check-out report, which is why keeping the invoice is worth it.
Do you cover the streets around West Green Road and Markfield Park?
Yes, we cover the whole of N15, from West Green Road and the High Road across to the streets running down toward Markfield Park and the River Lea, and up to the Stamford Hill edge. We also work the neighbouring areas, so a move between South Tottenham and the next postcode is no problem.
How do I book an end of tenancy clean in South Tottenham?
Call 0333 555 2076 or email [email protected] with the size of the home and the postcode. We give you a fixed quote on the call and book a slot to suit the check-out, seven days a week. You can also reach us through our contact page.
For moves just outside N15 we run the same service across the borough through our Haringey end of tenancy cleaning hub, and on the neighbouring patches in Seven Sisters, Tottenham and Stamford Hill.