Disputing Professional
Cleaning Charges in Texas
Your landlord deducted for "professional cleaning" from your security deposit. In most cases, this is not a legitimate charge under Texas law — unless you left the unit in a condition that goes beyond normal wear and tear.
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The Texas Rule on Professional Cleaning
Texas Property Code § 92.104 allows landlords to deduct from a security deposit only for damage that goes beyond normal wear and tear. The key principle:
"A landlord cannot charge a tenant for cleaning that simply restores the unit to a rent-ready condition. Normal cleaning between tenants is a cost of doing business."
This means the landlord bears the cost of routine turnover cleaning — vacuuming, mopping, wiping counters, cleaning bathrooms. They can only charge you if you left the unit in a condition that requires extraordinary cleaning beyond what's normal between tenants.
Common landlord tactic: Many landlords include a "professional cleaning" clause in the lease requiring tenants to have the unit professionally cleaned before move-out. These clauses are generally not enforceable to the extent they charge for normal wear and tear.
Normal Cleaning vs. Beyond Normal
Normal Turnover Cleaning (Can't Charge)
Beyond Normal (May Charge)
Common Cleaning Charges — Are They Legitimate?
| Charge | Typical Cost | Legitimate? | Why |
|---|---|---|---|
| "Professional cleaning" (whole unit) | $150–$400 | Usually No | Routine turnover cleaning is a landlord cost |
| Carpet steam cleaning | $100–$250 | Usually No | Normal maintenance between tenants |
| Oven deep cleaning | $50–$100 | Maybe | Only if heavy grease/burned-on food beyond normal |
| Pet odor treatment | $200–$500 | Usually Yes | Pet damage goes beyond normal wear |
| Smoke odor treatment | $300–$800 | Usually Yes | Smoke damage is not normal wear |
| Mold remediation | $200–$1,000+ | Depends | Only if caused by tenant neglect, not building issues |
| Trash/debris removal | $100–$300 | Usually Yes | Tenants must remove belongings at move-out |
| Blind/window cleaning | $50–$150 | Usually No | Dust on blinds is normal wear |
Real-World Scenarios
Renter Wins — Routine "Professional Cleaning" Charge
Landlord deducted $350 for "professional cleaning" after tenant moved out. Unit was in normal condition — swept, wiped down, no damage. Routine turnover cleaning is a landlord expense. This is normal wear and tear.
Renter Wins — Carpet Steam Cleaning Clause
Lease required "professional carpet cleaning receipt" at move-out. Tenant didn't provide one. Landlord deducted $200. Carpet cleaning between tenants is routine maintenance. The lease clause doesn't override the normal wear and tear protection.
Renter Likely Wins — Inflated Cleaning Invoice
Landlord charged $500 for cleaning, providing an invoice from a cleaning company. But the invoice was for basic cleaning (vacuum, mop, wipe counters). Even with a receipt, the landlord can't charge for routine cleaning. The receipt proves the work was done, not that the charge was legitimate.
Landlord Has a Point — Pet Odor Treatment
Tenant had two large dogs. Unit had strong pet odor requiring enzymatic treatment and carpet replacement. Pet damage goes beyond normal wear and tear. Landlord can charge for the specialized treatment, but amounts must be reasonable and documented.
Landlord Has a Point — Excessive Filth
Tenant left oven caked with burned grease, bathroom with mold growth from lack of ventilation, and food residue in refrigerator. This goes beyond normal wear and tear. Landlord can charge for the extra cleaning required, but must itemize each charge.
Renter Wins — No Itemized List Provided
Landlord kept $400 for "cleaning" but never sent an itemized list. Even if some cleaning was legitimately needed, the landlord forfeits the right to withhold anything under § 92.104 for failing to itemize. Bad faith penalties apply.
"But My Lease Says I Have to Pay for Professional Cleaning"
Many Texas leases include clauses like:
"Tenant must have carpets professionally cleaned before move-out"
"A $200 cleaning fee will be deducted from the security deposit"
"Unit must be returned in the same condition as move-in"
These clauses do not override Texas law. A lease cannot require a tenant to pay for normal wear and tear. If the cleaning charge covers routine turnover cleaning, the clause is unenforceable to that extent.
The lease can require you to leave the unit in "broom-clean" condition (swept, trash removed, personal items removed). But it cannot require you to pay for professional cleaning services that go beyond what you're responsible for.
Frequently Asked Questions
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