You’re doing the final move-out inspection, keys in hand, and your heart sinks as you walk through the property. The stove is caked with grease and food residue that looks months old. The shower has black mold creeping up the corners. The carpet is stained with mysterious spots throughout the living room. There’s a lingering smell you can’t quite identify, and every surface feels sticky to the touch.
Your lease required the tenant to return the property in “clean condition,” but this clearly requires professional intervention. The carpet needs steam cleaning, the kitchen needs degreasing, the bathroom needs mold remediation, and the whole place needs a deep sanitization.
Your tenant already moved out and is texting about getting their security deposit back. They claim they “cleaned everything” and that hiring professionals is “your responsibility as the landlord.”
So what can you actually charge them for? What’s considered reasonable cleaning versus going beyond tenant obligations? And how do you document cleaning charges that will hold up if they dispute the deductions?
Professional cleaning costs are chargeable to tenants when the property requires more than basic cleaning to restore it to rent-ready condition.
NOT LEGAL ADVICE: This information is for educational purposes only and should not be considered legal advice. Nevada security deposit and cleaning charge laws have specific requirements. For specific legal questions, consult with a Nevada-licensed attorney.
Nevada Law in One Minute
NRS 118A.242 governs security deposit deductions and allows landlords to charge tenants for cleaning costs that exceed “normal wear and tear.” Nevada law distinguishes between basic cleaning that tenants should handle themselves and professional cleaning required due to tenant neglect or damage.
NRS 118A.110 defines normal wear as deterioration occurring without negligence, carelessness, or abuse. When cleaning requirements go beyond what reasonable tenants would handle during normal move-out preparation, those costs become tenant’s responsibility and are deductible from security deposits.
Normal Cleaning vs. Professional Cleaning: The Legal Line
Nevada courts have consistently held that tenants are responsible for returning properties in “clean condition,” but what exactly does that mean when you’re holding a $2,000 cleaning estimate?
Basic Cleaning (Tenant’s Responsibility):
- Sweeping and mopping all floors
- Wiping down kitchen counters and appliances
- Cleaning bathroom fixtures and mirrors
- Removing all personal belongings and trash
- General dusting and surface cleaning
- Cleaning inside of refrigerator and oven
Professional Cleaning (Deductible from Deposit):
- Steam cleaning carpets for stains or embedded odors
- Degreasing kitchen surfaces requiring commercial cleaners
- Mold remediation in bathrooms or other areas
- Deep cleaning appliances beyond normal maintenance
- Wall washing for excessive dirt, crayon marks, or food stains
- Window cleaning for built-up grime affecting visibility
- Odor removal requiring specialized equipment or treatments
The Gray Zone (Documentation Decides):
- Carpet cleaning for “normal” soil accumulation
- Cabinet interiors with moderate food residue
- Windows with normal dust and fingerprints
- Bathroom fixtures with standard hard water stains
Nevada courts typically side with landlords when photographic evidence shows conditions requiring professional intervention beyond normal tenant move-out cleaning.
The Cost Reality of Professional Cleaning
Most landlords underestimate professional cleaning costs, which can quickly exceed security deposit amounts for seriously neglected properties:
Common Professional Cleaning Costs (Las Vegas 2025):
- Carpet steam cleaning: $150-300 per room (stain treatment adds $50-100)
- Kitchen deep cleaning: $200-500 (includes appliance interiors, grease removal)
- Bathroom restoration: $150-400 (mold treatment, hard water removal, fixture polishing)
- Wall washing: $100-250 per room (depending on surface area and soil level)
- Window cleaning: $75-200 for average home (interior/exterior)
- Whole-house deep clean: $300-800 (depending on size and condition)
- Odor removal: $200-1,000 (pet odors, smoking, food spoilage)
- Post-construction cleanup: $400-1,200 (for unauthorized tenant modifications)
Time Reality Check: Professional cleaning for a neglected 3-bedroom home often takes 6-12 hours with specialized equipment. That’s why basic hourly rates of $25-40 quickly add up to substantial costs.
What You Can and Cannot Charge For
Nevada law allows cleaning deductions, but you must prove the charges are reasonable and necessary:
Always Chargeable:
- Professional carpet cleaning for stains, odors, or excessive soil
- Kitchen degreasing requiring commercial-grade cleaners
- Bathroom mold remediation beyond surface cleaning
- Wall repairs and repainting due to excessive dirt or damage
- Appliance cleaning beyond normal maintenance requirements
- Specialized odor removal (pets, smoking, cooking oil saturation)
Sometimes Chargeable (Depends on Documentation):
- Carpet cleaning for homes with pets (even if no visible stains)
- Window cleaning if significantly beyond normal dust accumulation
- Cabinet refinishing due to grease or food staining
- Floor refinishing for excessive scuff marks or embedded dirt
Never Chargeable:
- Routine cleaning between tenants as standard turnover procedure
- Carpet replacement due to normal wear (typically after 5-7 years)
- Repainting due to normal wall scuffs and nail holes
- Standard appliance maintenance or tune-ups
- Cleaning supplies or equipment rental for basic maintenance
Documentation That Wins Cleaning Disputes
Professional cleaning charges are among the most disputed security deposit deductions, so documentation quality determines whether you collect or refund:
Essential Photo Documentation:
- Overview shots of each room showing general condition
- Close-up photos of specific problem areas requiring professional attention
- Before/after comparison shots if cleaning is completed before tenant departure
- Date-stamped images with property address metadata
Written Documentation Requirements:
- Professional cleaning estimates from licensed, insured companies
- Itemized invoices showing specific services performed
- Move-in condition reports proving the property was clean initially
- Lease language specifying tenant cleaning responsibilities
- Communication records about cleaning expectations and tenant response
Professional Estimate Standards: Nevada courts expect reasonable estimates from legitimate businesses. A $500 estimate for basic house cleaning might be questioned, while the same amount for carpet cleaning, kitchen degreasing, and bathroom restoration typically passes scrutiny.
Types of Professional Cleaning and Legal Standards
Different types of cleaning have different legal standards for tenant charges:
Carpet and Flooring Cleaning
- Chargeable: Stain removal, pet odor treatment, excessive soil requiring steam cleaning
- Not chargeable: Routine cleaning for normal foot traffic wear
- Documentation needed: Photos showing stains, odors, or soil levels beyond normal use
Kitchen Cleaning
- Chargeable: Grease buildup requiring degreaser, oven cleaning beyond normal use, refrigerator deep cleaning for spills and odors
- Not chargeable: Basic appliance cleaning, normal cooking residue removal
- Documentation needed: Photos of appliance interiors, grease accumulation, before/after cleaning results
Bathroom Cleaning
- Chargeable: Mold remediation, hard water removal requiring acid cleaners, toilet/shower deep cleaning beyond normal maintenance
- Not chargeable: Standard fixture cleaning, normal soap residue removal
- Documentation needed: Photos of mold, mineral buildup, fixture condition before/after professional cleaning
Whole-House Deep Cleaning
- Chargeable: When property requires professional intervention to restore rent-ready condition
- Not chargeable: Standard cleaning between tenants for normal wear
- Documentation needed: Overall property condition photos, professional cleaning company assessment
The Professional Cleaning Company Factor
Using legitimate, licensed cleaning companies strengthens your position in disputes:
Advantages of Professional Companies:
- Licensed, bonded, and insured operations
- Standardized pricing that courts recognize as reasonable
- Professional documentation and before/after photos
- Specialized equipment and commercial-grade cleaning products
- Written warranties on work performed
Red Flags That Weaken Your Position:
- Handyman or unlicensed cleaning services
- Inflated pricing compared to market rates
- Lack of itemized invoices or professional documentation
- Family members or personal acquaintances providing “professional” cleaning
- Estimates without on-site inspection of actual conditions
Move-Out Cleaning Requirements in Lease Language
Smart lease language prevents most cleaning disputes by setting clear expectations:
Effective Lease Clauses:
- “Property must be returned in clean, rent-ready condition, including professional carpet cleaning if pets were present”
- “Tenant responsible for cleaning costs exceeding normal housekeeping maintenance”
- “Kitchen appliances must be cleaned inside and out, free of grease and food residue”
- “Bathrooms must be free of mold, mildew, and hard water stains”
Lease Language to Avoid:
- Blanket requirements for “professional cleaning” without specific conditions
- Charges for services regardless of property condition
- Cleaning fees not tied to actual cleaning needs or costs
Common Landlord Mistakes with Cleaning Charges
Many well-intentioned landlords undermine their cleaning charge claims through predictable mistakes:
• The Blanket Charge: Automatically deducting $200 for “cleaning” regardless of actual property condition weakens your position in disputes.
• DIY Documentation: Using personal photos without date stamps or poor lighting makes it difficult to prove cleaning was necessary.
• Inflated Estimates: Getting quotes that are 50% above market rates triggers tenant challenges and court scrutiny.
• Mixed Charges: Combining cleaning costs with other repairs in single invoices makes it harder to justify specific cleaning expenses.
• No Move-In Baseline: Failing to document initial property condition makes it impossible to prove cleaning needs resulted from tenant actions.
• Family Friend Pricing: Using relatives or acquaintances for “professional” cleaning services undermines the credibility of charges.
Seasonal Cleaning Considerations in Las Vegas
Las Vegas climate creates specific cleaning challenges that affect what constitutes reasonable charges:
Summer Cleaning Issues:
- AC filter neglect leading to dust accumulation requiring deep cleaning
- Pool or patio area neglect affecting indoor air quality and requiring specialized cleaning
- Excessive dust infiltration from windows left open during dust storms
Winter Cleaning Issues:
- Fireplace use creating soot and ash residue requiring professional cleaning
- Holiday cooking grease accumulation in kitchens
- Reduced ventilation leading to moisture and potential mold issues
Year-Round Considerations:
- Pet hair and dander accumulation in desert climate
- Hard water mineral deposits requiring acid cleaning treatments
- Dust and sand infiltration beyond normal interior dust levels
Professional Cleaning vs. Property Damage
Sometimes what appears to be a cleaning issue is actually property damage requiring repair rather than cleaning:
Cleaning Issues:
- Surface stains removable with professional cleaning
- Odors treatable with cleaning and deodorizing
- Buildup removable with appropriate cleaning products
Property Damage:
- Carpet stains that have penetrated backing and require replacement
- Wall damage from excessive scrubbing or attempted cleaning
- Fixture damage from improper cleaning product use
- Permanent discoloration or etching requiring replacement
Understanding this distinction affects both the charges you can assess and whether insurance coverage might apply to restoration costs.
How IRES Handles Move-Out Cleaning
| What we do | Why it matters |
| Professional Move-Out Inspections – detailed documented inspections with standardized checklists and professional photography ensure accurate assessment of cleaning needs. | Provides legally-defensible evidence of property condition and cleaning requirements beyond normal tenant responsibility. |
| Licensed Vendor Network – established relationships with bonded, insured cleaning companies provide competitive pricing and professional documentation. | Ensures reasonable costs and credible estimates that hold up in security deposit disputes. |
| Baseline Documentation – comprehensive move-in reports with professional photos establish property condition standards for comparison during move-out. | Proves that cleaning issues resulted from tenant actions rather than pre-existing conditions. |
| Clear Communication – written notices about cleaning expectations and deficiencies give tenants the opportunity to address issues before professional cleaning becomes necessary. | Demonstrates reasonable landlord behavior and tenant opportunity to avoid charges. |
| Itemized Billing – detailed invoices separating cleaning costs from other charges provide transparency and support for specific deductions. | Facilitates easier resolution of disputes and demonstrates professional property management practices. |
| Legal Compliance Tracking – systematic documentation ensures all Nevada security deposit requirements are met while protecting maximum allowable deductions. | Prevents technical violations that could result in loss of legitimate cleaning charge deductions. |
The Insurance and Tax Angle
Professional cleaning costs can trigger both insurance and tax considerations:
Insurance Considerations:
- Extensive cleaning due to tenant damage may be covered under landlord insurance policies
- Document cleaning costs separately from routine maintenance for potential claims
- Professional cleaning companies typically carry liability insurance protecting property owners
Tax Deduction Factors:
- Professional cleaning costs for rental properties are typically deductible business expenses
- Maintain detailed records separating tenant-caused cleaning from routine maintenance
- Professional cleaning between tenants for turnover may be handled differently than damage-related cleaning
Alternative Solutions to Cleaning Disputes
Sometimes, creative solutions prevent costly disputes while ensuring properties are properly cleaned:
Pre-Move Out Inspections:
- Offer tenants the opportunity to address cleaning issues before final inspection
- Provide a list of recommended professional cleaning companies
- Allow tenants to hire approved cleaning services and provide receipts
Cleaning Deposit Options:
- Separate cleaning deposits in addition to security deposits (where legally allowed)
- Clear lease language about automatic professional cleaning charges for specific situations
- Pre-arranged cleaning services that tenants can opt into at move-out
Small Claims Court Reality for Cleaning Disputes
When cleaning charge disputes reach small claims court (Nevada small-claims jurisdictional limit: $10,000), success depends heavily on documentation quality:
What Judges Want to See:
- Clear photographic evidence of conditions requiring professional cleaning
- Reasonable estimates from licensed, professional cleaning companies
- Proof that charges are for services beyond normal tenant cleaning responsibilities
- Evidence that the tenant had the opportunity to address the cleaning issues before professional intervention
Common Reasons Landlords Lose:
- Insufficient documentation of the property condition
- Cleaning charges that appear routine rather than necessary
- Inflated pricing compared to reasonable market rates
- Failure to prove tenant’s responsibility for conditions requiring professional cleaning
The Bottom Line
Yes, you can charge tenants for professional cleaning after move-out, but only when the property condition requires cleaning services beyond normal tenant responsibilities, and you can document both the need and the reasonable cost of professional intervention.
The key is having systems in place to document property condition accurately, work with legitimate professional cleaning companies, and maintain clear lease language that sets appropriate expectations for tenant cleaning responsibilities.
Most successful landlords eventually realize that cleaning charge disputes are best prevented through clear initial documentation, professional move-out inspections, and established relationships with reliable cleaning vendors who provide credible estimates and quality work.
Ready to eliminate cleaning disputes with professional documentation and established vendor relationships? Contact IRES today for a consultation on how our systematic approach to move-out inspections and cleaning management protects your property investment while maintaining positive tenant relationships.
For complex situations involving large cleaning costs, insurance claims, or disputed charges, we coordinate with experienced Nevada attorneys who specialize in landlord-tenant security deposit law.