Deposit Replacement Schemes & End of Tenancy Cleaning
More tenants in London are now using deposit replacement schemes — Reposit, Zero Deposit, Flatfair — instead of paying a traditional five weeks' rent cash deposit. The upfront cost is lower, but what happens with cleaning charges at the end of the tenancy? Do you still need a professional end of tenancy clean? And if a dispute arises, how does it work without a held deposit?
Short answer: your cleaning obligations are exactly the same — and the financial risk if you don't clean properly is arguably higher.
The critical thing tenants get wrong
With a traditional deposit, cleaning deductions come from money already held — you lose part of what you've already paid. With a deposit alternative, cleaning charges become a debt you owe. The provider pays the landlord and then pursues you for the money. There's no pot to deduct from — you're billed directly. This is why professional cleaning may matter even more when you're on a deposit replacement scheme.
How Deposit Replacement Schemes Work
Instead of paying up to five weeks' rent as a cash deposit, you pay a smaller non-refundable fee — typically one week's rent — to a deposit replacement provider. The provider then insures the landlord for potential cleaning charges, damage, and rent arrears, usually for a higher amount than a traditional deposit would cover.
You pay a small fee
Typically 1 week's rent. Non-refundable. This is the cost of the insurance product — not a deposit.
The landlord is insured
The provider covers the landlord for 6-10 weeks' rent against cleaning, damage, and rent arrears.
If charges arise — you owe
The provider pays the landlord, then recovers the amount from you. It becomes your debt.
Your landlord must offer a choice. Under the Tenant Fees Act 2019, landlords cannot require you to use a deposit replacement scheme. You must always be offered a traditional cash deposit as an alternative. If your landlord insists on a replacement scheme with no other option, that's a breach of the Act.
Traditional Deposit vs Deposit Replacement — What Changes for Cleaning
The deposit type changes the financial mechanics — not the cleaning standard. Here's exactly what's different and what stays the same.
Upfront cost
Up to 5 weeks' rent (refundable if no issues)
1 week's rent or ~23-28% of monthly rent (non-refundable)
Where the money sits
Held in a government-approved scheme (DPS, TDS, or mydeposits)
No money held — the scheme is an insurance policy protecting the landlord
Maximum landlord can claim
Capped at 5 weeks' rent
6–10 weeks' rent depending on provider — Reposit: 8 weeks, Flatfair: up to 10 weeks
What happens if cleaning charges are upheld
Deducted from the deposit already held — you lose money you've already paid
You owe the provider the amount awarded — it becomes a debt to pay
Dispute process
Independent adjudication through DPS, TDS, or mydeposits
Similar independent adjudication — some providers use the same adjudicators
Your cleaning obligations
Return property to check-in standard, allowing for fair wear and tear
Exactly the same — the cleaning standard doesn't change with the deposit type
Why Professional Cleaning May Matter More With a Deposit Alternative
Four reasons the financial risk is higher — not lower — when you don't have a traditional deposit.
Charges become a debt, not a deduction
With a traditional deposit, cleaning charges are deducted from money already held by the DPS, TDS, or mydeposits. You lose part of what you already paid. With a deposit alternative, the scheme pays the landlord and then you owe the scheme provider. The cleaning charges become an actual debt — and providers can pursue this through debt collection if you don't pay.
The claim ceiling is higher
Traditional deposits are capped at five weeks' rent. Reposit covers landlords for up to eight weeks, and Flatfair up to ten. This means the maximum a landlord can claim — for cleaning, damage, and rent arrears combined — is significantly higher than under a traditional deposit. The more that can be claimed, the more important it is that cleaning isn't one of the reasons for a claim.
No money to 'get back' — the incentive shifts
With a traditional deposit, there's a clear incentive: clean properly, get your deposit back. With a deposit alternative, the fee you paid is non-refundable regardless. Some tenants assume this means they have less to lose. They're wrong — the risk isn't what you've already paid, it's what you might owe. An upheld cleaning claim of £300–500 is money you pay on top of the non-refundable fee you already spent.
A professional cleaning receipt is still your strongest evidence
In any dispute — whether through a traditional scheme or a deposit alternative — a professional cleaning receipt remains the strongest evidence that you took your obligations seriously. The adjudication principles don't change with the deposit type: the check-in report sets the baseline, costs must be proportionate, and landlords can't claim for betterment. But proving you cleaned to a professional standard is your first line of defence.
The Major Deposit Replacement Providers
Three providers dominate the London market. Each handles cleaning charges slightly differently. Click through to our detailed guides for each.
Reposit
Full guide~1 week's rent (non-refundable)
Up to 8 weeks' rent
Annual renewal fee
Cleaning charges handled like traditional deposit — landlord claims, you pay if upheld
Zero Deposit
Full guide~1 week's rent (non-refundable)
Up to 6 weeks' rent
Annual renewal fee
Cleaning claims processed through Zero Deposit — tenant liable for upheld charges
Flatfair
Full guide~28% of first month's rent + VAT (non-refundable)
Up to 10 weeks' rent
Per-tenancy (no annual renewal)
Cleaning charges claimed via Flatfair portal — tenant reimbursement required if awarded
Common Misconceptions
Five things tenants commonly get wrong about deposit replacement schemes and cleaning.
"I don't have a deposit, so the landlord can't charge me for cleaning"
Wrong. You're still contractually liable for returning the property in the condition agreed in the tenancy agreement. The deposit alternative scheme insures the landlord — and then recovers the cost from you. Having no deposit doesn't remove your cleaning obligations.
The Renters' Rights Act introduces a "lifetime deposit" model designed to let tenants transfer their deposit between tenancies without needing to fund two deposits simultaneously. This could increase demand for deposit replacement schemes as an interim solution during the transition period. The Act also strengthens deposit protection enforcement, making it a precondition for landlords seeking possession.
Cleaning obligations and dispute adjudication principles remain unchanged under the new Act. For more details, see our guide to the Renters' Rights Act changes.
Detailed Guides by Provider
Related Guides
Deposit alternative or traditional — the clean standard is the same
Professional cleaning with a dated receipt is your strongest protection in any deposit arrangement. Every clean includes our 72-hour reclean guarantee.
Deni is a seasoned professional with over 10 years of experience in content marketing and vast knowledge in the cleaning business. He specializes in creating engaging content that drives growth and builds brand identity. Passionate about innovation, Deni believes in delivering value through impactful messaging and providing value to readers in a concise and comprehensive manner.
View all posts by Deni Ivanov →