End-of-lease jobs are easy to misunderstand because the cleaner, tenant, property manager and owner may each picture a different result. “Full bond clean” can sound precise while leaving important questions unanswered: Are walls included? Is the oven heavily soiled? Are balcony windows accessible? Will the property be empty?
A written scope protects the working relationship by turning those assumptions into decisions before the clean begins. It also gives your team a realistic checklist and gives the client a clear way to review the finished work.
1. Inspect before giving a fixed price
Whenever practical, inspect the property in person or by video. If that is not possible, ask the client for current, well-lit photos of every room, inside the oven, wet areas, windows, tracks, walls, floors, balcony and any furnished or storage areas.
Record the details that affect time and equipment:
- property type, number of bedrooms, bathrooms and levels;
- furnished, partly furnished or empty condition;
- floor types and approximate carpeted area;
- number and type of windows, screens, blinds and glass doors;
- grease, soap build-up, mould-like discolouration, pet hair or heavy dust;
- wall marks, stickers, hooks and adhesive residue;
- balconies, garages, storage cages and outdoor areas;
- parking, lift bookings, stairs, keys, power and water access; and
- the required completion time and inspection date.
Describe what you can observe without diagnosing it. For example: “Dark spotting is visible on the bathroom ceiling” is clearer than making a claim about the cause. State whether treatment is included, excluded or subject to inspection.
If the client supplies incomplete photos or the condition may change before the job, make the quote conditional. Explain which assumptions the price relies on and what happens if the property is materially different on arrival.
2. Write inclusions as observable tasks
A strong scope names the surface or item and the task. “Clean kitchen” is open to interpretation. “Degrease accessible benchtops and splashback; clean sink and tapware; wipe cupboard fronts; clean the empty oven interior and racks” is easier to price, brief and check.
Organise the scope room by room. Adapt the following structure to the property rather than promising every task automatically.
| Area | Possible inclusions | Details to confirm |
|---|---|---|
| Throughout | Vacuum and mop floors; dust accessible surfaces; wipe switches, skirting boards, doors and handles | Wall washing, high ledges, adhesive and furnished areas |
| Kitchen | Benches, splashback, sink, tapware, cupboard fronts, empty cupboard interiors, cooktop, rangehood exterior and oven | Heavy grease, filter replacement, fridge, dishwasher and other appliance interiors |
| Bathrooms | Toilet, basin, vanity, shower screen, bath, mirrors, fittings and floors | Heavy mineral build-up, ceiling treatment, exhaust fan access and damaged sealant |
| Windows | Accessible internal glass, sills and tracks | External glass, screens, second-storey access, security grilles and paint or adhesive removal |
| Bedrooms and living areas | Accessible surfaces, wardrobes, mirrors and hard floors | Carpet steam cleaning, furniture, wall marks and inside fixtures |
| Other areas | Laundry surfaces, balcony floor, garage sweep or storage area | Oil stains, pressure washing, rubbish removal and pest treatment |
Add quantities where they matter. The number of windows, blinds, ceiling fans and built-in cupboards is more useful than a general promise to clean “all fixtures”.
3. Separate standard work from conditional extras
Some tasks cannot be priced reliably until you know the condition, access or amount of work. List them as optional or conditional items instead of quietly absorbing them into the base price.
Common examples include:
- carpet steam cleaning or stain treatment;
- external windows or glass requiring specialist access;
- full wall washing, spot cleaning beyond an agreed allowance or adhesive removal;
- heavy oven, rangehood or barbecue degreasing;
- removing rubbish, food, personal belongings or abandoned furniture;
- balcony pressure cleaning, garage degreasing or outdoor work;
- cleaning behind appliances that have not been disconnected or moved;
- cleaning furnished properties or cupboards that are not empty;
- pest treatment, repairs, painting or maintenance; and
- a return visit after trades, movers or occupants create new mess.
Give each extra a price, an hourly rate with an approval limit, or a clear process for providing a separate quote. The client should know before booking whether an optional item can affect the schedule.
4. State exclusions without sounding defensive
Exclusions are useful when they explain the boundary and the reason for it. Keep the wording plain and specific. Avoid a long list of vague disclaimers that leaves the client unsure what they are buying.
Example: “The quote includes accessible internal window glass, sills and tracks. External glass, windows above normal reach and glass requiring ladder or specialist access are excluded unless listed as a separate item.”
Example: “The property must be vacant and cupboards empty at the booked start time. Packing, moving personal items and returning after removalists are not included.”
Example: “Cleaning can improve removable surface soil. Repairing damage, restoring worn finishes and guaranteeing removal of permanent stains or discolouration are not included.”
Do not promise a result your team cannot control. A cleaner can complete an agreed task to a professional standard, but cannot repair damaged grout, reverse worn paint or guarantee that every old stain will disappear.
5. Record existing damage and limitations
Before work starts, record visible chips, scratches, stains, worn coatings, cracked fittings and other pre-existing issues. Take photos only with the client’s permission and avoid capturing personal information. Label images by room or area so they are useful later.
If an item is unsafe or unsuitable to clean, stop and contact the client. Examples could include unstable fixtures, inaccessible high areas, exposed electrical risks or surfaces where the proposed method may cause damage. Record the decision and any revised instruction.
Photos are evidence of condition and completed work; they are not a substitute for a clear scope. Use them with written notes explaining what was observed, attempted, completed or left pending.
6. Define client responsibilities
Your scope should also say what must happen before your team arrives. Depending on the job, ask the client to:
- remove belongings, rubbish and food unless removal is separately booked;
- empty cupboards, drawers, wardrobes and appliance interiors;
- finish moving, repairs and trade work before cleaning begins;
- disconnect and safely move appliances if cleaning behind them is required;
- provide working water, electricity and safe access;
- reserve parking or lifts and supply keys or access instructions;
- identify fragile surfaces, known damage and restricted areas; and
- nominate a contact who can approve variations during the job.
Add a deadline for these preparations. If the conditions are not met, state whether the team will clean the accessible areas, wait for instructions, charge approved additional time or reschedule.
7. Use a simple variation process
When the property does not match the quote, pause before doing unapproved extra work. Send the client a short written message with:
- what is different from the quoted condition or scope;
- one or two photos, if permission has been given;
- the extra work recommended;
- the additional price or time;
- any effect on the completion time; and
- a clear request to approve or decline.
“We have found that the kitchen cupboards still contain items and the oven has heavier build-up than shown in the quote photos. We can complete the original accessible scope for the agreed price, or add cupboard clearing and extra oven degreasing for [price/time]. This may move completion to [time]. Please reply APPROVE or ORIGINAL SCOPE before [time].”
Keep the reply with the job record. Verbal conversations can be summarised in a message: “Thanks for confirming by phone that you would like us to add…”
8. Connect the quote, checklist and final report
Use the same task names from start to finish. The accepted quote should become the team’s job checklist, and the completed checklist should become the basis of the handover report.
For the pricing stage, follow a consistent process for estimating worker-hours and costs. The guide on how to quote a cleaning job without guessing shows how to turn the scope and assumptions into a written price.
Before the team begins, use the cleaning business checklist to organise access, preparation, room-by-room work and close-out. Add the property-specific inclusions rather than relying on a generic bond-clean list.
At completion, prepare a professional cleaning report that records:
- the property, date, cleaners and agreed scope;
- tasks completed by room;
- approved variations and declined extras;
- areas not completed and the reason;
- pre-existing damage or limitations noted;
- approved before-and-after photos; and
- key return or handover details.
Send the report promptly to the booking contact and keep a copy with the quote and approvals. If the property manager raises an issue, compare it with the accepted scope first. Agree on the specific task, access and timing for any return visit instead of treating every new request as automatically included.
Copy-ready scope checklist
- Address, contact, property type and room count
- Vacant or furnished condition, access and completion deadline
- Inspection notes and photos supplied or completed
- Room-by-room tasks written as observable actions
- Quantities for windows, blinds, fans and other time-sensitive items
- Carpets, appliances, walls and outdoor areas clearly addressed
- Conditional extras priced or given an approval method
- Exclusions, access limits and result limitations stated
- Client preparation and responsibilities confirmed
- Variation contact and written approval process nominated
- Accepted scope transferred to the cleaner’s checklist
- Completion report, photos and key handover planned
A good end-of-lease scope does not need to be complicated. It needs to make the work visible: what your team will do, what the client must prepare, where the boundaries sit and how both sides will handle a change.
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