Carpets are one of the most common deposit disputes and one of the biggest recurring costs in a rental portfolio. Both problems are largely managed by the same thing: consistent cleaning and consistent documentation at every changeover.
The aim is to keep carpets serviceable for as many tenancies as possible while having clear evidence of their condition each time.
The short version
- Clean at every changeover, empty, and photograph afterwards
- Keep itemised invoices with the inventory file
- Fibre protector on pale carpets pays for itself over a tenancy
- Fair wear and tear cannot be recharged; soiling can
- Replace carpet when the pile is abraded, not when it looks tired
Build it into the changeover
The efficient sequence is: tenant out, property empty, carpets cleaned, photographs taken with the clean-date invoice, then check-in. Cleaning around remaining furniture or before the property is clear undermines the documentation.
What to specify in the tenancy
A clause requiring the property to be returned in the same condition, allowing for fair wear and tear, is more robust than a blanket demand for professional cleaning. Pairing it with a dated check-in condition report and photographs is what makes it stick at adjudication.
Deciding clean versus replace
The economics across a portfolio usually favour cleaning until the fibre itself has gone.
- Soiled, flattened or smelling: clean
- Pale, worn traffic lanes with intact fibre: clean and protect
- Fibre frayed and abraded, backing rippling: replace
- Contamination through to the underlay: replace underlay, assess carpet
Multiple properties
For landlords running several properties, a standing arrangement works better than one-off bookings — the same scope every time, scheduled around check-out dates, invoiced per property so the cost sits against the right unit.