Quick answer: A Birmingham end of tenancy clean is fixed at £149 for a studio, £185 for a 1-bed, £225 for a 2-bed, £265 for a 3-bed, £305 for a 4-bed, and from £355 for five bedrooms or more. The usual add-ons sit between £25 for a fridge or freezer and £55 for the inside of an oven. The vast majority of tenants across the West Midlands settle somewhere from £185 to £265 once everything is counted.
We have priced and delivered well over a thousand move-out cleans around the city, from high-rise lets above Broad Street to terraced family homes out in Kings Heath. What surprises most tenants is how little the headline number actually moves. The figure on the email is the figure on the invoice. What does change, job to job, is the reasoning behind that figure, and that is where people either save money or hand a chunk of their deposit back without meaning to. This guide lays out every price, explains what sits behind it, and shows you exactly where the hidden charges hide elsewhere in the market.
If sums are not your thing, the smart quote form gives you a fixed number in well under a minute. No callback, no haggling.
How much does end of tenancy cleaning cost in Birmingham?
For a typical Birmingham flat, a 2-bed lands between £255 and £300 all in once you fold the oven into the basic clean. Studios run roughly £149 to £215, and a standard 3-bed house tends to finish around £265 to £339.
Here is where 2026 Birmingham prices generally sit across the local market, with our fixed starting figure on the left:
| Property size | Our fixed price | Typical market range |
|---|---|---|
| Studio flat | £149 | £149 to £215 |
| 1-bedroom flat | £185 | £185 to £245 |
| 2-bedroom flat or house | £225 | £225 to £289 |
| 3-bedroom house | £265 | £265 to £339 |
| 4-bedroom house | £305 | £305 to £379 |
| 5+ bedroom house | from £355 | quoted per property |
We sit at the lower end of that range on purpose. Working across 14 Birmingham areas with a high repeat rate means the diary stays full and the per-job overhead stays low, so the saving gets passed to you rather than spent chasing one-off bookings. Nothing here comes from skipping steps. Every job runs off the identical room-by-room checklist and carries a 48-hour re-clean guarantee.
One thing worth saying plainly: the cleaners an agent personally recommends are frequently the dearest in the city, because a referral fee is baked into what you pay. Compare like for like before you decide. Is the oven done inside as well as out? Are the cupboards cleaned internally? Window tracks, skirtings, the lot? A quote that looks cheap because it quietly drops the oven is not cheap at all once the deposit deduction lands.
What actually moves the price up or down?
Six things decide where your number falls. None of them are a mystery, and we walk through each one at quote stage.
Bedroom count
This is the single biggest lever. Every extra bedroom drags in another wardrobe to empty and wipe, more skirting to run, more glass, more floor to vacuum. The jump is not linear though. A 4-bed is not double a 2-bed, it is closer to one and a half times the work, which is why the ladder rises in steady steps rather than doubling.
The state you leave it in
Condition outweighs size more often than people expect. A 2-bed that has been wiped down every week is a quick, predictable job. A 2-bed that has not seen a deep clean since the tenancy started is a different afternoon entirely. If what we find on the day does not match the brief you gave, we flag it before any extra time goes on the clock.
How many bathrooms
Bathrooms are the slow rooms. Grout, shower screens, sealant, taps and tile all eat time. A 3-bed with a single bathroom is quicker than a 3-bed with an en-suite on every floor, so two properties with the same bedroom count can quote differently.
A note on mould. Light surface mould around bath sealant is ordinary, and it is part of the standard clean. Mould that has taken hold across whole walls or into plasterboard is a building issue, not a cleaning one. For that we point you toward a vetted local specialist team for mould and keep it out of the EOT quote, because pretending a damp problem is a cleaning problem helps nobody.
What sits on the inventory
Oven, hob, extractor, fridge, washing machine, dishwasher, microwave. If it is listed on your check-in inventory, it has to go back clean. The exteriors are in the base price, the heavy interiors are add-ons. We will tell you which is which before you commit, so the line items are clear.
Furnished or empty
A furnished let takes longer, full stop. Every piece of furniture gets wiped, shifted, vacuumed beneath and checked over. Mattresses usually sit outside scope, but sofas, units and shelving get the same attention as the walls and floors.
Getting parked
Free parking is the norm across most of the city. A handful of patches are pay-only: the Jewellery Quarter, the city centre core, slices of Edgbaston near the cricket ground. Where a bay costs £5 to £15 for the day, that goes into the fixed quote at the start. You never get an extra tenner sprung on you at the door.
What does each property size include?
The full ladder, with what lands inside each tier.
Studio flat, from £149
- The whole living and sleeping space, cleaned to the room checklist
- Bathroom: toilet, bath or shower, tiling, sink, mirrors, floor
- Kitchen: worktops, cupboards inside and out, sink, hob, oven front
- Every internal window with its frame, sill and track
- Skirtings, doors, switches and sockets throughout
1-bedroom flat, from £185
Everything in the studio, and then:
- One separate bedroom, wardrobe done inside and out
- A separate hallway where there is one
2-bedroom flat or house, from £225
Everything in the 1-bed, and then:
- A second bedroom
- Any extra wardrobes
- A larger living or dining space
3-bedroom house, from £265
Everything in the 2-bed, and then:
- A third bedroom
- Stairs and landings
- A second bathroom or separate WC
4-bedroom house, from £305
Everything in the 3-bed, and then:
- A fourth bedroom
- Several bathrooms or en-suites
- Bigger shared spaces
5+ bedroom house, from £355
Past five bedrooms, every house is different enough that we quote it on its own. The figure opens at £355 and moves with the room count, the number of bathrooms and the general condition. Send the details over and you get one fixed number back before anything is booked.
The complete area-by-area breakdown lives on the pricing page.
What do the add-ons cost?
Every extra is a flat fee, named up front, never a day-of surprise.
| Add-on | Price | Time it adds |
|---|---|---|
| Oven deep clean (cavity, racks, door glass) | £55 | 60 to 90 min |
| Fridge or freezer (defrosted, scrubbed inside) | £25 | 30 to 45 min |
| White goods (washer and dishwasher: drum, seals, filters) | £19 | 45 to 60 min |
| Carpet shampoo, per room | from £35 | varies |
| Internal window deep clean | usually included | n/a |
| Wall mark removal | on request | varies |
The oven and the fridge are the two extras Birmingham tenants reach for most, and both pay for themselves several times over the moment they stop a deduction.
Is the oven cleaned in the base price?
Quick answer: The base clean handles the outside of the oven, the front panel, the hob top and the door handle. A full inside clean, the cavity, the racks, the door glass and the seal, is a £55 add-on. We suggest it for any home lived in beyond six months, because a grimy oven cavity is the most common single reason a Birmingham landlord docks a deposit over cleaning.
If you scrubbed the inside out in the last few months and it still looks the part, skip it and keep the £55. If it has been a while, the add-on is the cheapest insurance you will buy that week.
Do carpets cost extra?
Quick answer: Vacuuming is in every clean at no extra cost. A full carpet shampoo or steam treatment is the add-on, from £35 a room, and you only need it if your tenancy agreement demands it or the carpets carry stains beyond ordinary wear. For most Birmingham flats a thorough vacuum clears the bar.
Read your agreement before you book. A chunk of the bigger letting agencies and managed blocks write in a clause requiring a professional carpet shampoo at move-out. If yours does, budget £35 to £50 per carpeted room. If it stays silent on the point, that is money you keep.
Why does a move-out clean cost more than a regular one?
A weekly visit is surface work. Dust, hoover, wipe, mop, in and out in a couple of hours. A move-out clean is a different category of job: deep, methodical, and held to inventory standard. It pulls in things a weekly clean never touches.
- Every cupboard emptied and wiped on the inside, the step most routine cleans walk straight past
- Every appliance done inside as well as out
- Every window track vacuumed clear and wiped down
- Every skirting, door frame, switch and socket
- Limescale lifted from taps, shower heads and the toilet, which in soft-water Birmingham is a lighter touch than the hard-water south but still has to be checked
- Carpets worked slowly, lifting and passing twice rather than one quick run
- A final walkthrough held against the original check-in inventory
Realistically that is three to nine hours depending on the home, against the two hours of a weekly tidy. The price reflects the time, the products and what is riding on it. A cleaning deduction in Birmingham generally runs £100 to £300, which is more than the clean itself would have been.
Is doing it yourself genuinely cheaper?
On paper, yes. In the real world, often not, once you cost in the parts people forget.
Go the DIY route and the maths looks like this:
- You keep the £149 to £305 fee
- You spend 8 to 14 hours solo, or 4 to 8 hours with a second pair of hands
- You buy kit you do not own already: oven cleaner, descaler, microfibre cloths, mop heads, a fresh pack of sponges, call it £25 to £50
- You carry the risk of a deduction if you miss a standard area. Birmingham landlords average £100 to £200 for a partial re-clean and £200 to £400 for a full one
From what the deposit protection schemes publish, the people who clean it themselves split roughly down the middle. Half pass because they were genuinely thorough, half lose £150 to £300 because they missed the spots inspectors always check. If the hourly rate you could earn elsewhere beats the cost of the clean spread over the hours you would sink into it, paying for it wins. And the free 48-hour re-clean on a paid job is the safety net no DIY afternoon comes with.
We dig into this in full here: should you clean your Birmingham rental yourself or pay a professional?
What does a 1-bed, 2-bed or 3-bed work out at?
| Property | Fixed clean | + oven | + carpet shampoo (2 rooms) | Typical all-in |
|---|---|---|---|---|
| 1-bed flat | £185 | £240 | £255 | £185 to £255 |
| 2-bed flat | £225 | £280 | £295 | £225 to £295 |
| 3-bed house | £265 | £320 | £335 | £265 to £335 |
The 2-bed is where most Birmingham tenants land. With an oven and a couple of carpeted rooms shampooed, a 2-bed usually finishes somewhere between £280 and £320.
Could parking, heavy dirt or furniture push the price up?
Anything that affects the number gets said before we quote, not muttered at the door.
Parking. Where your street is pay-only, common around the city centre and a few Edgbaston and Moseley roads, we ask at quote time and fold it into the fixed figure. No surprise £10 on the day.
Heavy soil. If a place has gone a long stretch without a clean, or a build-up means we are looking at two or three times the usual hours, the quote may need adjusting. We always confirm that with you before a single hour of work goes on. If the home matches the description you gave, the quoted price stands as it is.
Furnished. Furnished takes longer than empty, and some firms slap a flat £20 to £40 surcharge on for the privilege. We do not. The quote already reflects what is actually in the rooms.
Awkward access. Top-floor walk-ups, narrow shared hallways, kit hauled up several flights. No surcharge from us for any of it.
End of the month. That is peak, because most tenancies end then, and some cleaners lean on the demand to nudge prices up. Our number is the same in the last week of the month as the first. Book early to lock the date you want.
How do I dodge the surprise charges?
The honest test of any quote is whether the figure in the email matches the figure on the invoice. Three things to nail down before you book:
- Was it quoted off your real property? If nobody asked your property size, bathroom count, condition and parking, that number is liable to shift.
- What is included versus extra? Get the included list and the add-on prices in writing. Verbal-only quotes are precisely how surprise charges happen.
- Is there a "rebooking fee" lurking? A genuine re-clean guarantee covers the first return at no cost. Anything dressed up as a "rebooking fee" is a second charge wearing a disguise.
Our quotes are fixed against the description you give us. Match the description and the price is locked. If reality does not match it, say you booked a "2-bed in good condition" and we walked into one needing double the time, we phone before starting and agree any change with you. You are free to say no.
What sits inside a standard Birmingham clean?
A proper move-out quote should hand you all of this:
- Every room done top to bottom: kitchen, bathrooms, bedrooms, living spaces, hallways
- All surfaces, skirtings, doors, frames, switches and sockets
- Every internal window with frame, sill and track
- All cupboards and drawers, inside and out
- Appliance exteriors: oven front, hob, fridge front, washer front
- Toilets, baths, showers, sinks, taps, mirrors and tiling
- All floors vacuumed and mopped
- Every product and piece of equipment brought by us
- The 48-hour re-clean guarantee
And the parts you should expect as paid extras:
- Oven interior (cavity, racks, door glass)
- Fridge or freezer deep clean (defrosted, scrubbed)
- White goods (washer and dishwasher internals)
- Carpet shampoo or steam clean
- External windows, in the rare case they apply
- Garages, outbuildings and gardens
Not sure what your quote covers? Send the property details and you get a written quote back with the included list and any extras spelled out line by line.
What about landlords and letting agents?
Managing several Birmingham rentals? We run per-property rates for portfolios of three or more. The pricing structure is the same fixed ladder, with a portfolio discount and priority slots booked around your turnover dates. Get in touch for a portfolio figure.
For a one-off turnover rather than ongoing portfolio work, the standard fixed prices above apply as normal. We invoice on completion and take BACS from landlord clients.
When is paying a professional actually worth it?
For most Birmingham tenants the break-even sits around the £200 mark. What that buys you:
- Hours. Three to nine of them handed back in the worst week to lose them, moving week.
- Products. £25 to £50 of kit you do not have to go and buy.
- The standard. We clean to letting-agent inventory standard because that is the only thing we do.
- The guarantee. Anything flagged inside 48 hours, we come back and put right, free.
If you are moving at the last minute, the place is heavily soiled, or the deposit is keeping you up at night, paying for it is the safer bet. If you have a clear couple of days, you have cleaned ovens before and you trust your own thoroughness, doing it yourself is genuinely on the table.
The question most people end up weighing is simple enough: do I gamble on a 50/50 chance of losing £150 to £300 of my deposit, or pay £225 and know it is signed off? Most pick the certainty.
Get a price for your place
No two homes quote identically. The quickest route to an accurate Birmingham figure is the smart quote form: choose your property size, your area and your timing, and we confirm by phone or WhatsApp within hours.
We cover all 14 Birmingham areas: Selly Oak, Edgbaston, Harborne, Moseley, Kings Heath, Erdington, Stirchley, Digbeth, Jewellery Quarter, Aston, Birmingham City Centre, Handsworth Wood, Sparkhill, and Small Heath. The full set of guides lives here.
FAQ
Is the quoted price the price I actually pay? Yes, as long as the property matches the description you gave us at quote stage. If the home turns out different from what was described, we phone before starting any work and you either agree an adjustment or decline it. There are no charges sprung on you on the day, and nothing changes once we have started without your say-so first.
Do you bill by the hour or by fixed price? Fixed price, set by property size and condition. We deliberately never bill by the hour, because charging by time rewards slow work and punishes you for it. A fixed figure means our incentive is to clean it properly and move on, which is exactly what you want from a deposit clean.
Which payment methods do you accept? Bank transfer or card, both taken on completion of the clean. We do not ask for any payment up front and we do not hold card details. You see the finished job, you see it meets the standard, and only then does the money change hands.
Do you discount for landlords with several properties? Yes. If you manage three or more rentals across Birmingham, get in touch and we will set up a per-property portfolio rate. It keeps the same fixed pricing structure but adds a discount and priority scheduling around your turnover dates, which matters most when several tenancies end the same week.
Is VAT part of the quoted figure? The price you are quoted already includes any applicable taxes. There is no separate line added at the end and no figure that grows between the quote and the invoice. Whatever number you are given is the number you pay, with nothing hidden underneath it.
Can I book an evening or a weekend? No, our cleans run Monday to Friday, 9am to 5pm. Book a weekday slot and we will work around your key handover and your inventory check so the timing lines up with your move-out. Most agents schedule check-outs on weekdays anyway, so this rarely causes a clash.
Why are some Birmingham cleaners cheaper than you? Usually because they leave things out: no oven interior, no inside-cupboard work, no window tracks. Some run it as a side job with no insurance and no re-clean guarantee behind them. Always read what is actually included before you commit. The lowest quote frequently turns into the most expensive option once a deposit deduction gets added back on.
Why are some Birmingham cleaners more expensive than you? A few are paying a referral commission back to the letting agent who recommended them, and that cost lands on you. Others operate at a smaller scale, so their overhead per job is higher. Some quote on hours rather than a fixed figure, which leaves the final bill open-ended in a way ours never is.
Does Birmingham's water make limescale a problem at move-out? Not really. Birmingham's tap water is soft, piped in from the Elan Valley reservoirs over in Wales, so limescale is light here and tends to be a minor, occasional item rather than the running battle it is across the harder-water south. We still descale taps, shower heads and toilets as standard, it simply takes less scrubbing than it would elsewhere.
What should I budget for a 2-bed clean in Birmingham? Start from the £225 fixed price, add £55 for the oven interior, and roughly £30 if you want a couple of rooms of carpet shampooed. That puts a fully loaded 2-bed somewhere between £255 and £300 all in, which is where the large majority of Birmingham two-bed cleans actually settle once everything is counted.
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