Can I charge for carpet cleaning?

Where the lease says the tenant cleans the carpet and the carpet was clean at move-in, a carpet cleaning charge is usually easier to defend. Where the carpet is simply worn, it is wear.

Must tenants hire professionals?

Only if the lease and your state allow it. Most states let you require a standard of cleanliness, not a specific vendor.

When should I send the list?

With the move-out acknowledgment, usually 30 days before the lease ends, and again a week before.

Move-Out Cleaning Checklist for Tenants

Give tenants a short, room-by-room list, with photos of what clean looks like, at least a few weeks before they leave. The standard to use is the unit's condition at the start of the tenancy. California Civil Code section 1950.5 lets a landlord deduct cleaning "to return the unit to the same level of cleanliness it was in at the inception of the tenancy", and the same idea is a fair rule anywhere. A list tells tenants what you expect and gives you a fair basis for any charge.

The standard: how it looked when they arrived

California Civil Code section 1950.5 allows deductions for cleaning needed to return the unit to the same level of cleanliness it was in at the inception of the tenancy, and bars charging for ordinary wear and tear. That framing is useful even outside California: the tenant is not asked for a hotel-level clean, only for the state they received.

Texas section 92.104 says a landlord may deduct damages and charges for which the tenant is legally liable and may not keep deposit money to cover normal wear and tear. A cleaning charge works best when the lease also lists what the tenant must do and when your move-in report recorded a clean unit.

The checklist, by room

Kitchen

Empty the refrigerator and freezer, wipe shelves and drawers, leave the doors closed with the power on.
Clean the stove top, oven interior, drip pans and range hood filter.
Wipe cabinets inside and out, and the counters, sink and backsplash.
Clean the dishwasher filter and wipe the microwave inside.

Bathrooms

Scrub the tub, shower, toilet, sink and mirror.
Wipe cabinets and drawers, and clean the exhaust fan cover.
Remove hair from drains and soap from tile.

Living areas and bedrooms

Sweep, vacuum or mop every floor, and vacuum under movable furniture.
Wipe baseboards, window sills and tracks, and the light switch plates.
Remove all belongings, hangers, trash and nails or hardware the tenant added, with patching left to you.

Whole unit

Replace burnt-out bulbs and dead smoke alarm batteries, if the lease says the tenant does.
Return every key, fob and opener.
Take out the trash, and clear the patio, balcony and any storage.

Send photos of what you expect

Keep the list short enough that a tenant will read it: one page, plain words, no threats. Tenants who know what is expected tend to leave a cleaner unit, and the ones who do not can be charged on a clear basis. A photo set from the move-in report shows the tenant what clean meant on day one. Attach it, with the list, to the notice. If the unit was in poor shape when the tenant arrived, say so on the report, so you are not charging them for it later.

Example a made-up landlord sends the list 30 days before the lease ends. At move-out the oven is badly caked, and a cleaner charges $85 for it. The move-in photo shows a clean oven, and the lease lists oven cleaning. The $85 is a fair, documented charge. A $300 charge for repainting a faded wall is not.

What about professional cleaning clauses?

Some leases require the tenant to pay for a professional clean, or charge a flat fee. State rules on such fees differ, and several treat a nonrefundable cleaning fee as part of the deposit. Read the post on cleaning fees by state before you write one.

How DoorKeeping handles it

Keep the checklist as a document and email it to the tenant when they give notice, so there is a dated copy. Your Claude or ChatGPT, connected to DoorKeeping, can send it to every tenant with a lease ending in the next 60 days. Any deposit refund waits for your one-tap approval.

Sources

California Civil Code section 1950.5, security deposits, read Oct 30, 2026
Texas Property Code section 92.104, retention of security deposit, read Oct 30, 2026

Questions

Can I charge for carpet cleaning?: Where the lease says the tenant cleans the carpet and the carpet was clean at move-in, a carpet cleaning charge is usually easier to defend. Where the carpet is simply worn, it is wear.
Must tenants hire professionals?: Only if the lease and your state allow it. Most states let you require a standard of cleanliness, not a specific vendor.
When should I send the list?: With the move-out acknowledgment, usually 30 days before the lease ends, and again a week before.