End of Tenancy Cleaning Cost in Malaysia: What to Expect

End of Tenancy Cleaning Costs in Malaysia

You know that sinking feeling when you hand over your keys, wondering if you’ll ever see your security deposit again? From what we see in the market, that anxiety is justified—especially when landlords in areas like Mont Kiara or Bangsar are using “dusty ceiling fans” as a reason to withhold thousands of Ringgit.

Understanding the real cost of end of tenancy cleaning is your best defense against unfair deductions.

We have analyzed current 2025 market rates and service agreements across Kuala Lumpur and Selangor to give you a clear picture of what to expect. This guide breaks down the actual numbers, the hidden surcharges most people miss, and the specific checklist items that trigger deposit disputes.

Let’s look at the data, what it means for your wallet, and how to secure your full deposit return.

Average Pricing in Malaysia (2025)

By Property Type:

We have updated these figures to reflect the 2025 market rates observed in the Klang Valley, where labor and chemical costs have slightly increased.

Property Type	Size Range	Price Range (Standard)	Price Range (Deep Clean)
Studio / SOHO	400-600 sq ft	RM350 - RM480	RM450 - RM600
1-Bedroom	600-900 sq ft	RM450 - RM600	RM550 - RM750
2-Bedroom	900-1200 sq ft	RM550 - RM800	RM750 - RM1,000
3-Bedroom	1200-1600 sq ft	RM800 - RM1,100	RM1,000 - RM1,400
Landed / 4+ Bed	1600+ sq ft	RM1,100 - RM1,800	RM1,500 - RM2,500+

22 Cleaning Service Rates: Our end of tenancy cleaning starts from RM350 for studios, with custom quotes for larger properties based on condition and requirements. This baseline ensures we can deploy the necessary 2-3 crew members and industrial equipment required for a deposit-securing clean.

Factors That Affect Pricing

Property Size vs. Man-Hours Most people assume pricing is based solely on square footage, but professional quotes often factor in “man-hours” needed. A 1,000 sq ft unit that hasn’t been deep cleaned in two years will require significantly more labor than a well-maintained one of the same size.

The “Sangat Kotor” (Heavily Soiled) Surcharge We often encounter units that require specialized chemical treatment for grease or grime.

• Standard Condition: Regular rates apply.
• Neglected Grease (Kitchen): +RM100-200 for industrial degreasing.
• Post-Renovation Dust: +30-50% due to the need for multiple wipe-downs to remove fine particulate matter.
• Pet Issues: +RM150+ for hair removal and enzyme treatments for odors.

Specific Requirements & Add-Ons

• Inside Oven Cleaning: +RM60-120 (Requires soaking racks).
• Interior Fridge Cleaning: +RM50-80 (Must be empty and defrosted).
• Fabric Curtain Cleaning: RM1.50 - RM2.00 per sq ft (Steam cleaning on-site).
• Mattress Deep Clean: RM120 - RM180 per King/Queen mattress (Hot water extraction).
• Balcony Scrubbing: +RM80-150 (Often requires removal of bird droppings or moss).

Location & Accessibility

• Golden Triangle (KLCC/Bukit Bintang): Higher rates due to parking costs and strict access times.
• Suburbs (Kajang/Shah Alam): May incur a small transport surcharge (RM30-50).
• High-Rise Logistics: If your condo management requires manual registration of all equipment or has strict lift booking slots, this can add to the labor time billed.

Timing

• Standard Scheduling: Book at least 5-7 days in advance.
• Last-Minute/Urgent: +20-30% premium for same-day or next-day service.
• Peak Periods: The last 3 days of any month are “moving crunch time,” and slots often book out weeks ahead.

What Is Included in Standard Pricing?

Most professional end of tenancy cleaning includes:

Kitchen (The Deposit Battleground)

• Degreasing: Range hood filters, backsplash, and stovetop.
• Cabinetry: Interior and exterior of all cupboards (must be empty).
• Sink & Fixtures: Polishing taps and removing limescale.
• Appliances: Surface wipe-down of fridge, oven, and microwave.

Bathrooms (Hygiene Focus)

• Grout & Tiles: Scrubbing to remove pink mold and soap scum.
• Glass: Descaling shower screens and polishing mirrors.
• Sanitization: Toilet bowls, seats, and cisterns.
• Fixtures: Polishing chrome fittings to remove water spots.

Living Areas & Bedrooms

• Windows: Interior glass, frames, and—crucially—window tracks (a common failure point).
• Fixtures: Ceiling fans (blades and motor housing), light switches, and AC vents (exterior).
• Floors: Vacuuming and mopping of all hard surfaces.
• Doors: Wiping down frames, handles, and door tops.

Often NOT included (additional charges):

• Exterior Windows: Especially in high-rise condos (requires safety gear).
• Carpet Shampooing: Hot water extraction is a separate specialist service.
• Upholstery Cleaning: Sofas and mattresses are not part of a standard surface clean.
• Junk Removal: Disposal of old furniture or boxes left behind.
• Mold Remediation: Deep fungal treatment on walls or ceilings.

Cost Comparison: DIY vs Professional

DIY Cleaning Costs:

Many tenants underestimate the cost of industrial-grade chemicals needed to match professional results.

Item	Estimated Cost
Chemicals	RM150+ (Degreaser, descaler, glass cleaner, floor shine)
Equipment	RM200+ (HEPA vacuum rental, steam mop, ladders)
Labor (Time)	12-16 hours (2 people x 1 full day)
Hidden Risk	Loss of deposit if landlord finds “missed spots”
Total	RM350+ & 2 days of hard labor

Professional Cleaning:

Item	Cost
Service Fee	RM550 - RM800 (Typical 2-bed unit)
Equipment	Included (Industrial wet/dry vacuums, steamers)
Guarantee	Re-cleaning warranty if inspection fails
Time Saved	You focus on moving, we handle the grime
Total	RM550 - RM800

Return on Investment

The math for a typical 2-bedroom in Petaling Jaya:

• Security Deposit: RM5,000 (2 months x RM2,500 rental)
• Professional Cleaning Cost: RM600
• Potential “Damages” Deduction: RM1,200 - RM2,000 (Landlords often overcharge for cleaning deductions)

Net Financial Protection: RM600 - RM1,400 saved

Professional cleaning acts as an insurance policy for your deposit. We provide an official invoice, which serves as proof of professional maintenance—a critical document if you need to dispute deductions under the Contracts Act 1950.

Getting Accurate Quotes

Information to provide:

1. Exact Square Footage: Check your tenancy agreement if unsure.
2. Property Type: Condo, terrace, bungalow, or SOHO.
3. Occupancy Status: Is it fully empty, or is furniture staying?
4. Utilities Status: Confirm water and electricity are connected (vital for cleaning).
5. Defects: Mention broken tiles or leaks beforehand so cleaners don’t get blamed.
6. Condo Rules: Are there specific hours for contractors (e.g., 9 AM - 5 PM only)?

Questions to ask:

• “Do you bring your own ladder/steps?” (Essential for ceiling fans and high cabinets).
• “Is there a re-cleaning guarantee if the landlord is dissatisfied?” (Look for a 24-48 hour window).
• “Are your workers documented?” (Critical for passing condo security in strict managements like Sunway or Desa ParkCity).
• “How do you handle payment?” (Avoid full upfront payments before work starts).

Timing Your Booking

Recommended timeline:

• 2 Weeks Before: Secure your slot, especially if moving at month-end.
• 1 Week Before: Apply for the “Move Out/Contractor Pass” with your Condo Management Office.
• 1 Day Before: Ensure the unit is completely empty of personal items.
• Cleaning Day: Plan to be available for a final walkthrough at the end of the session.
• Inspection Day: Schedule the landlord handover for the morning after cleaning for best lighting.

Busy periods to avoid:

• Last Weekend of the Month: High demand spikes prices and limits availability.
• Hari Raya / CNY Season: Labor shortages often occur during major festivals.
• Public Holidays: Many management offices deny contractor entry on public holidays.

Package Add-Ons Worth Considering

Mattress Cleaning: RM120 - RM180 Landlords often check mattresses for sweat stains. We use hot water extraction to remove these, which is cheaper than the deduction for a “ruined” mattress.

Carpet Cleaning: RM0.80 - RM1.50 psf If you have wall-to-wall carpeting, a simple vacuum won’t satisfy a “professionally cleaned” lease clause.

Balcony Deep Clean: RM80 - RM150 Malaysian weather causes moss and black dust buildup on balcony tiles. This is one of the first areas landlords check.

Mold Treatment: RM150+ Humidity in Malaysia leads to mold on bathroom ceilings. Treating this professionally prevents claims that you didn’t ventilate the property.

Red Flags in Pricing

Be cautious of:

• Quotes under RM200 for whole units: This usually signals a “maid service” (wiping only), not a deep clean.
• “Site Visit” Fees: Reputable cleaners can usually quote based on photos and size; be wary of high fees just to look.
• Lack of Invoicing: You need a formal receipt to prove to your landlord that professional work was done.
• Unverified Workers: If the crew cannot produce identification, they may be turned away by security, leaving you stranded on moving day.

How We Price End of Tenancy Cleaning

At 22 Cleaning, our transparent approach prioritizes getting your deposit back:

1. Digital Assessment: Send us photos or a video walkthrough for a firm price.
2. Scope Clarity: We specify exactly what is and isn’t covered in writing.
3. Deposit-Back Guarantee: If a landlord flags a cleaning issue within 24 hours, we return to fix it for free.
4. Legitimate Operations: Our teams are fully equipped, insured, and documented for hassle-free entry into any residence.
5. No Hidden Surcharges: Unless the scope changes (e.g., furniture left behind), the price we quote is the price you pay.

Conclusion

End of tenancy cleaning in Malaysia typically costs between RM350 and RM1,200, depending on your property’s size and condition. While this is an upfront expense, it is the single most effective way to protect your significantly larger security deposit.

The peace of mind knowing your handover will go smoothly is worth the investment.

Contact us for a free, no-obligation quote for your move-in/move-out cleaning. We will provide transparent pricing and ensure your property meets the highest standards for a successful handover.