RTB Deposit Rules: What You Need to Know
In Ireland, the Residential Tenancies Board (RTB) governs the relationship between landlords and tenants. When it comes to deposits and cleaning, here are the key rules:
- Deposit purpose: Your deposit is held as security against damage, unpaid rent, or breach of tenancy obligations. Cleaning falls under the damage/condition category.
- Return condition: You must return the property in the same condition as you received it, allowing for normal wear and tear. This is the legal test.
- Normal wear and tear: Gradual deterioration from ordinary use is acceptable. Scuffed walls, slight carpet wear, and minor marks are normal. Grease-caked ovens, mouldy bathrooms, and stained carpets are not.
- Deduction rules: A landlord can only deduct the reasonable cost of putting right issues that go beyond normal wear and tear. They cannot charge for general redecoration or replacement of items that have reached the end of their useful life.
- RTB dispute resolution: If you disagree with a deduction, you can refer the matter to the RTB for adjudication. Having professional cleaning receipts and photographs is strong evidence in your favour.
- Timeline: There is no statutory deadline for deposit return in Ireland, but the RTB expects it to be returned promptly (typically within 1–2 weeks). If it is withheld without reasonable cause, the RTB can order its return.
The Complete End-of-Tenancy Cleaning Checklist
Use this room-by-room checklist to ensure every area of the property meets the standard your landlord or letting agent expects. This is the same checklist our end-of-tenancy cleaning teams follow.
Kitchen
The kitchen is where most deposit deductions originate. Ovens, hobs, and extractor hoods are the primary culprits. Invest the most time here.
- Oven: clean inside (racks, glass door, base, sides, roof), outside (door, handle, control panel)
- Hob: degrease rings/elements, clean drip trays, polish surface
- Extractor hood: remove and degrease filters, wipe hood exterior
- Microwave: clean interior (turntable, walls, ceiling), exterior
- Fridge/freezer: defrost if needed, clean all shelves, drawers, seals, and exterior
- Dishwasher: clean filter, run empty hot cycle with cleaner, wipe door and seals
- Washing machine: clean detergent drawer, drum, seal, filter, and exterior
- Worktops: degrease, remove stains, clean behind appliances
- Sink and taps: descale, polish, clean drain
- Splashbacks: degrease, remove food splatter
- Cupboards: wipe inside and out (all shelves, doors, handles)
- Drawers: empty crumbs, wipe inside and fronts
- Tiles and grout: scrub grout lines, remove grease and discolouration
- Floor: sweep and mop (pay attention to edges and under kickboards)
- Bins: empty, clean inside and out
- Light fittings: dust and wipe
- Walls: spot-clean marks, grease splashes around cooking area
Bathroom(s)
Limescale, mould, and grout discolouration are the most common bathroom issues that trigger deposit deductions.
- Toilet: clean inside bowl (under rim), seat, base, behind, and exterior
- Bath: scrub surface, remove limescale, clean taps and plug
- Shower: clean screen/curtain, descale head and hose, scrub tray/base
- Sink and taps: descale, polish, clean overflow and drain
- Mirror: clean to streak-free finish
- Tiles: scrub all tile surfaces, detail grout lines
- Extractor fan: remove cover and clean (remove dust and lint build-up)
- Towel rails and accessories: clean and descale
- Cabinet/shelves: wipe inside and out
- Floor: mop with disinfectant, clean edges and behind toilet
- Mould treatment: treat any mould on silicone sealant, ceiling, or grout with mould remover
- Sealant: if sealant is heavily moulded and cannot be cleaned, note for landlord (this may be a maintenance issue rather than a cleaning issue)
Bedrooms
- Vacuum carpet (including edges and under bed if possible)
- Mop hard floor
- Dust all surfaces: window sills, shelves, tops of wardrobes
- Clean inside wardrobes and drawers (remove liners, vacuum floor, wipe shelves)
- Clean mirrors and glass
- Wipe light switches, door handles, and sockets
- Clean skirting boards
- Spot-clean walls (remove marks, scuffs, adhesive residue from hooks/posters)
- Clean radiators (dust between fins, wipe exterior)
- Clean windows (internal glass and frames)
Living Room / Dining Room
- Vacuum carpet or mop hard floor (including under furniture)
- Dust all surfaces: shelves, TV unit, tables, window sills
- Clean fireplace (if applicable): sweep, wipe surround
- Clean inside and behind TV unit, bookshelf
- Wipe light switches, door handles, sockets
- Clean skirting boards
- Spot-clean walls
- Clean internal windows and frames
- Clean radiators
- Vacuum and spot-clean upholstered furniture (if furnished let)
Hallway, Landing, and Stairs
- Vacuum carpet and stairs (including stair risers and edges)
- Mop hard floors
- Wipe banisters and handrails
- Clean front door (both sides), letterbox, and door furniture
- Wipe light switches and sockets
- Clean skirting boards
- Clean any storage cupboards (airing cupboard, coat cupboard, meter cupboard)
- Clean smoke detector housings (dust, do not remove)
External Areas (if included in tenancy)
- Sweep patio, balcony, or decking
- Remove any personal items from garden/patio
- Clean exterior bin storage area
- Clean external windows if accessible
What Landlords and Letting Agents Check
When a landlord or letting agent conducts a checkout inspection, they typically focus on these areas:
- Oven and hob: The most scrutinised items. Any grease, burnt food, or discolouration will be flagged.
- Bathroom fittings: Limescale on taps, showerheads, and glass. Mould on sealant and grout. Staining around toilet base.
- Carpets: Stains, heavy soiling, pet hair. Carpets are expected to be vacuumed and free of stains beyond normal wear.
- Walls: Marks, scuffs, adhesive residue, holes beyond small pin holes. Walls should be spot-cleaned.
- Windows: Internal glass should be clean. Frames should be wiped.
- Cupboards and storage: All cupboards should be empty, clean inside, and free of food residue or personal items.
- Skirting boards and details: Dust, marks, and cobwebs on skirting boards, light fittings, and behind doors.
Common Reasons for Deposit Deductions
Understanding why landlords make deductions helps you avoid them. The most common cleaning-related deductions in Ireland are:
| Issue | Typical Deduction | How to Avoid It |
|---|---|---|
| Dirty oven | €50 – €80 | Professional oven clean or use oven cleaner product thoroughly |
| Limescale on bathroom fittings | €30 – €60 | Descale all taps, showerheads, and glass with limescale remover |
| Carpet stains | €60 – €200 | Professional carpet cleaning (€3–€5/m²) is cheaper than the deduction |
| Mould in bathroom | €40 – €100 | Treat with mould remover spray, improve ventilation before departure |
| Greasy extractor hood | €30 – €50 | Remove filters and soak in degreaser, wipe hood exterior |
| General cleaning throughout | €120 – €400 | Professional end-of-tenancy clean: receipted, complete, defensible |
The lesson is clear: a professional end-of-tenancy clean costing €120–€400 almost always costs less than the deposit deductions you would face without it. And the receipt gives you evidence for any RTB dispute.
When to Book Your End-of-Tenancy Clean
Timing matters. Here is the recommended approach:
- 1–2 weeks before: Start decluttering and removing personal items. The more empty the property is, the better the clean.
- Day before or morning of key return: Schedule the professional clean. The property should be as empty as possible.
- After the clean: Walk through the property yourself using this checklist. Take timestamped photographs of every room.
- Key return: Hand back keys with confidence. Provide the cleaning receipt to your landlord or letting agent.
Do not schedule the clean days before your departure and then continue living in the property. The clean should be the last thing that happens before key return.
DIY vs Professional: Making the Decision
Can you do the end-of-tenancy clean yourself? Yes, if you have the right products, equipment, and time. Here is an honest comparison:
| Factor | DIY Clean | Professional Clean |
|---|---|---|
| Cost | €20–€50 (products) | €120–€400 |
| Time | 4–10 hours (your time) | 2–7 hours (their time) |
| Equipment | Domestic products, limited | Commercial-grade equipment and chemicals |
| Standard achieved | Variable — depends on effort | Consistent professional standard |
| Receipt for disputes | No | Yes — strong RTB evidence |
| Oven result | Often insufficient | Commercial oven cleaning products and tools |
| Carpet result | Vacuuming only | Hot water extraction available as add-on |
For properties in good condition with a small deposit, DIY can work. For properties with significant deposits (€1,000+), or if the oven, bathroom, or carpets need serious attention, professional cleaning is the financially rational choice.
For a full breakdown of what cleaning costs across all service types, see our cleaning prices guide.
Frequently Asked Questions About End-of-Tenancy Cleaning
Can a landlord deduct cleaning from my deposit in Ireland?
Yes. A landlord can deduct the reasonable cost of cleaning if the property is not returned in the condition it was at the start of the tenancy, allowing for normal wear and tear. The RTB handles disputes. Protect yourself by photographing the property, keeping professional cleaning receipts, and ensuring the condition matches your initial inventory.
How much does end-of-tenancy cleaning cost in Ireland?
Between €120 and €400 depending on property size. Studio/1-bed: €120–€180. 2-bed: €160–€250. 3-bed: €220–€320. 4-bed: €280–€400. Includes kitchen deep clean, bathroom sanitisation, and all rooms. Carpet and window cleaning are extras.
What is the difference between normal wear and tear and damage?
Normal wear and tear is gradual deterioration from ordinary use: scuff marks, slight carpet wear, faded curtains, small pin holes. Damage goes beyond normal use: large wall holes, carpet burns, broken fixtures, heavy staining, pet damage. Cleaning deductions typically relate to grease build-up, limescale, mould, and heavy soiling.
Should I clean before moving out or hire a professional?
If your deposit is €1,000+, professional cleaning at €120–€400 is sound protection. Professionals have commercial equipment and chemicals, and provide a receipt for RTB disputes. DIY works for properties in good condition, but ovens, bathrooms, and carpets usually need professional attention.
How long does end-of-tenancy cleaning take?
Professionally: 2–3 hours for 1-bed, 3–4 hours for 2-bed, 4–6 hours for 3-bed, 5–7 hours for 4-bed. Empty properties are faster than furnished. Heavy soiling adds 1–2 hours. Carpet cleaning adds 30–60 minutes per room.
What does end-of-tenancy cleaning include?
Full kitchen deep clean (oven, hob, extractor, fridge, cupboards, worktops, sink, floor), full bathroom sanitisation (toilet, bath/shower, tiles, grout, taps, mirror, floor, limescale removal), all rooms vacuumed and mopped, surfaces wiped, skirting boards, light switches, door handles, and internal glass. Carpet cleaning and window cleaning are usually extras.