If you’re a landlord in Los Angeles, you might be curious to know how much you can legally charge for cleaning while staying compliant with California’s strict security deposit laws.
Knowing these regulations helps avoid potential conflicts and ensures that your property remains in top condition for future tenants.
When a tenant vacates your rental property, the inevitable next step is preparing it for the next occupant. This process often includes cleaning, repairs, and ensuring the unit is ready to rent again.
Cleaning costs are among the most common deductions landlords make from security deposits, but it’s essential to approach these charges carefully. Not all cleaning fees are considered reasonable or legal, and overcharging could result in disputes or even legal action.
This guide will cover everything you need to know about rental property cleaning charges in LA, including legal guidelines, common challenges, and tips to ensure compliance while protecting your investment.
California law, which includes Los Angeles, permits landlords to deduct cleaning costs from a tenant’s security deposit if the cleaning is necessary to restore the unit to its condition at the start of the tenancy, excluding normal wear and tear. Here’s what that means in practice:
Cleaning Costs Must Be Reasonable
If the unit wasn’t spotless at move-in, you can’t charge the tenant to make it spotless now. Deductions must match the actual cleaning needed to restore the original condition.
Normal Wear and Tear Exclusions
Normal wear and tear—like faded paint or minor scuff marks—cannot be deducted from the deposit. However, excessive dirt, stains, or damage beyond typical use may justify a cleaning deduction.
No Fixed Rate for Cleaning
There’s no fixed amount you can charge. You can deduct expenses like cleaning invoices or fair labor rates if you clean it yourself. Just make sure you can back it up.
While there’s no explicit cap, cleaning charges must align with the work required—and this can vary by property type, the level of dirt or damage, and whether you’re hiring professionals or cleaning yourself.
Here’s a breakdown of factors that affect these costs:
Professional Cleaning Services in LA
Hiring a professional cleaner is often the go-to choice for landlords, especially in Los Angeles, where expectations for rental property cleanliness are high. Rates for professional cleaning services typically range from $30 to $50 per hour, depending on the scope of the job, up to $150 to $250 or more to complete the cleaning.
Deep Cleaning and Specialty Services
Extra costs may arise if the property requires deep cleaning, such as carpet shampooing, treating pet odors, or removing heavy grease from kitchens. Specialty cleaning services, like power washing or mold removal, may cost anywhere from $200 to $500+, depending on the severity of the cleaning needed.
DIY Cleaning Costs
If you choose to clean the property yourself, you are still entitled to deduct the cost of cleaning from the security deposit—provided you document your time and materials. For example, the cost of cleaning supplies and your hourly rate (at fair market value) can be included, but you cannot overcharge for your time or materials.
Document all cleaning activities costs to comply with California’s security deposit regulations and prevent disputes. Follow these essential steps:
Move-In Inspection
Move-Out Inspection
Save Invoices
Itemize the Deductions
Cleaning deductions are among the most disputed charges tenants face. Here’s how to address common challenges:
Tenants may resist cleaning deductions. The best way to avoid this is with clear documentation and fair charges. Before-and-after photos, signed checklists, and detailed invoices build trust and hold up in court.
While you might be tempted to deduct as much as possible, overcharging can backfire. Courts may rule against you if your charges seem unfair or undocumented.
To simplify the move-out process and reduce disputes, follow these best practices:
Spell out cleaning obligations in your lease agreement. For example, specify that tenants are responsible for leaving the apartment in “broom-swept” or “professionally cleaned” condition upon move-out.
Provide recommendations (or discounts) for trusted professional cleaning services in the LA area as tenants prepare to move out. This can prevent the need for deductions later.
Offer a pre-move-out inspection to discuss any potential cleaning or repair concerns. This gives tenants a chance to rectify issues before you deduct from their deposit.
Be approachable and open to discussing cleaning charges with your tenants. Sometimes, a simple conversation can settle a dispute before it escalates.
Charging for cleaning as a landlord in Los Angeles isn’t as straightforward as it might seem, but staying informed and using clear documentation can help you remain compliant while protecting your investment.
By keeping your cleaning charges reasonable, justified, and well-documented, you can avoid most disputes and focus on maintaining a profitable rental property.
At Lotus Property Services, we help landlords take the guesswork out of property management. With years of experience in LA’s rental market, we offer full-service support that keeps your properties profitable and stress-free.
Some of our key services include:
Let us help you protect your investment, avoid costly mistakes, and maximize your rental income. Contact us to get started and take your rental property to the next level.
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