Move Out Cleaning in Abbotsford, Langley and Surrey
An empty house, cleaned to the standard BC tenancy law actually asks for, photographed when we finish so the state it was left in is a matter of record rather than a matter of opinion.
A move-out clean is a full empty-home clean done to the "reasonably clean" standard BC's Residential Tenancy Act asks for: inside every cupboard and closet, inside and behind the appliances, all window tracks, all baseboards. Most three bedroom homes start at $380 and take seven to ten hours.
- Fragrance-free by default
- Same cleaner each visit
- Full product list before we start
- No lock-in contracts
What is included in a move-out clean?
Everything in a deep clean, plus every surface that only exists when the furniture is gone. This is the list we photograph against.
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Kitchen
Inside the oven, racks out and soaked, glass door separated where the design allows so the film between the panes is dealt with. Under the elements, the drip trays and the storage drawer beneath. Stove pulled out, sides degreased, floor and wall behind it cleaned. Range hood filter degreased. Fridge emptied, shelves and drawers out and washed, door seals cleaned, the coils and the drip tray at the back dusted, and the floor and wall behind it. Inside every cupboard and drawer, including the runners, the shelf edges and the underside of each shelf. Dishwasher filter, spray arm and door lip. Sink, drain, overflow and the taps descaled. Counters, backsplash, toe kicks, and the gap between the counter and the stove.
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Bathrooms
Shower and tub descaled with citric acid and dwell time, glass included. Grout scrubbed. Shower head and aerators soaked. Toilet inside and out, including the cistern, the hinge caps, the bolt covers and the floor flange. Vanity inside, outside and underneath. Medicine cabinet interior. Mirror, light bar, towel rails, toilet roll holder. Extractor fan cover off and the vent vacuumed. Floor washed by hand behind the toilet and along the skirting.
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Every room, empty
Inside every closet: shelves, rods, rod brackets, the floor and the corners. All baseboards washed by hand, including the runs that were behind furniture. Door frames, both faces of every door, and the top edge. Light switches and outlet plates. Light fittings dusted and bulbs wiped. Ceiling fan blades. Vent and cold-air return registers vacuumed and washed. Window interiors, sills, stops, frame rebates, and the tracks vacuumed then washed out, not just the glass. Blinds where they are not too brittle. Wall marks spot-cleaned where they lift without taking paint. Cobwebs in every corner. Stair spindles and stringers.
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Laundry, storage and the edges
Washer and dryer exteriors, the dryer lint housing, behind and between the machines where they roll, and the floor underneath. Utility sink. Furnace and hot water tank cupboard swept and cobwebbed. Garage, balcony, patio and storage locker swept, with built-in surfaces wiped. Entry closet, coat hooks, and the door threshold. Bin area rinsed if it is part of the unit.
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Floors, and the record
Vacuum everywhere with HEPA filtration, including closet floors and the perimeter, then wash hard floors twice, edge to edge and into the corners. Then a photo set of every room, every appliance interior and every emptied cupboard, dated and emailed the same day, with the itemised invoice. If the deposit is later disputed, that set is what you attach.
What is not included?
Move-out is the service where a surprise on the day costs you a deposit, so this list matters more here than anywhere else on the site.
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Carpet steam extraction
We vacuum thoroughly with HEPA filtration. We do not own truck mount or portable extraction gear and we will not pretend a wet vacuum is the same thing. If your tenancy agreement genuinely requires professional carpet cleaning, book a carpet firm and keep the receipt with your condition inspection report.
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Rubbish removal and abandoned belongings
Bagged household rubbish goes to the bin. Furniture, mattresses, paint tins, renovation debris and anything left in the garage stays where it is. Removing a tenant's property is a legal problem, not just a truck problem, and disposal of paint and solvent has its own rules.
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Repairs, patching and painting
No nail-hole filling, no touch-up paint, no re-caulking, no lightbulb replacement beyond ones you leave out, no blind repair. Damage is a different conversation from cleanliness, and under the Residential Tenancy Act ordinary wear and tear is not something you owe for anyway.
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Damage that reads as dirt
Etched shower glass from years of hard water, rust rings in a toilet, mould inside silicone caulk, stained grout that has lost its sealer, scratched laminate, cigarette tar on ceilings. We will photograph these and describe them accurately, which is more useful to you than a claim that they were cleaned. Everything we decline, and who to call instead.
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Exteriors and above the second step
No exterior windows, no gutters, no pressure washing, no roof or siding moss, no yard work, and no ladder work above the second step. Common in Fraser Valley tenancies and all of them separate trades.
A landlord inspects with their eyes, not with their nose.
This is the service where people most doubt us, and the doubt is reasonable: there is money on the table and an inspection at the end of it. So here is the argument. The Residential Tenancy Act asks for "reasonably clean". It does not ask for a particular product, a chemical smell, or a level of shine. An inspector opens the oven, runs a finger along a window track, checks behind the toilet and looks inside the cupboards. Every one of those is a soil-removal problem that soap, hot water, citric acid and time solve completely. A plain-language summary of the standard is at bctenancylaw.ca.
Where solvents genuinely save time is baked-on oven soil, and we handle that with washing soda, an enzyme degreaser and dwell time instead. It takes longer. That is priced in rather than skipped, which is why we tell people not to book the cheapest move-out oven in the market: someone is absorbing that hour, and it is usually the surface.
The part nobody mentions is who arrives next. A caustic oven cleaner and a chlorine bathroom spray leave residue and off-gassing in a sealed empty unit for days, and the next people through the door are often a family with a newborn, or the landlord's own inspection at nine the next morning. A unit we have cleaned smells like nothing at all, which reads as clean to every nose and offends none of them. See our non-toxic product list.
Moving in instead? Book the same clean, one day earlier.
A move-in clean is the identical checklist run in an empty home before your furniture arrives. It is the only day for the next several years when every cupboard interior, closet floor, baseboard run and window track is reachable without moving something heavy. It is also when you find out exactly what the previous clean missed, which is worth knowing before you sign a condition inspection report.
For families with a new baby, anyone with asthma, or anyone who reacts to fragrance, it matters for a second reason: you inherit whatever the last crew sprayed. Starting with detergent, hot water and no added fragrance means the house you move into smells of nothing rather than of someone else's idea of clean. End of tenancy, move in, move out: it is one service on this page, priced the same way.
What does a move-out clean cost?
Flat rate for the job, quoted before we start, GST on top. Cheaper than most withheld deposits, which is the comparison that actually matters.
From $380, most 3 bedroom homes, empty.
What moves the number: bedrooms and bathrooms, whether the unit is truly empty, the state of the oven, how many windows have tracks, whether there is a garage or a locker, and how long the tenancy ran. A studio or one bedroom suite is well under the figure above. A five bedroom house with a suite is well over it, and we will say so before we book rather than after we arrive.
Local market context, published by competitors rather than by us: a three bedroom move-out in Langley runs $400 to $520, a three bedroom in South Surrey is quoted from $429 for a two-person crew over five to six hours, and metro Vancouver generally sits at $280 to $550. Our full breakdown is on the pricing page.
Move-out cleans across the Valley.
Secondary suites are a permitted, formal part of the housing stock in both Surrey and Abbotsford, so a lot of this work is small units on tight turnarounds.
- Cleaning in Abbotsford
- Cleaning in Langley
- Cleaning in Surrey
- Cleaning in Chilliwack
- Cleaning in Mission
- Cleaning in Maple Ridge
We work to the same checklist in a Willoughby townhouse, an Abbotsford basement suite and a Chilliwack rancher. What changes is the water: hard well water in Abbotsford and Mission leaves scale that needs acid and dwell time, and soft Metro Vancouver water in Surrey and Maple Ridge leaves soap film that needs a rinse pass instead. All service areas.
Deposits, timing and what the law asks.
What does BC tenancy law actually require at move-out?
The Residential Tenancy Act sets the standard at "reasonably clean", not spotless and not better than you found it. Ordinary wear and tear is not a deductible expense, and a landlord generally has 15 days from the end of the tenancy or from receiving your forwarding address in writing, whichever is later, to return the deposit or apply for arbitration to keep part of it. A plain-language summary is at bctenancylaw.ca. This is a summary, not legal advice.
Will this guarantee my damage deposit back?
No, and anyone promising that is selling you something. A deposit can be withheld for damage, unpaid rent or unreturned keys, none of which a cleaner controls. What we can do is remove cleanliness from the argument: a dated photo set of every room, appliance interior and cupboard the day we finish, and an itemised invoice. In a dispute those two documents are worth more than an assurance.
Do the carpets have to be professionally cleaned?
Only in specific circumstances. A landlord can generally only require professional carpet cleaning if the carpets were professionally cleaned at the start of the tenancy and there are receipts to show it. We do not do steam extraction, so if it is genuinely required we will tell you to book a carpet firm and keep the receipt with your condition inspection report.
Is a move-in clean the same job?
Same checklist, better timing. A move-in clean happens after the previous tenants leave and before your furniture arrives, which is the only day in the next several years when every cupboard, closet and floor edge is reachable. It is also when you find out what the last clean actually missed. Same price band as move-out.
Can you do it on the same day as the move?
Usually, if the place is genuinely empty when we arrive. A half-emptied home doubles the time and halves the result, because we end up cleaning around a pile in the middle of each room. Book us for the afternoon of moving day or the morning after, and leave the power and water connected: an empty house with the hydro cut off cannot be cleaned properly.
Do you clean the garage, the balcony and the storage locker?
Yes, as a sweep, a cobweb pass and a wipe of any built-in surfaces, and it is included when they are part of the tenancy. What we do not do is remove what is left in them. Anything you leave behind stays behind, because hauling a tenant’s abandoned property is a legal problem as well as a truck problem.
Tell us the address and the date.
Same working day reply. Move-out dates fill up at month end, so the earlier we know, the better the slot.
Price a move-out clean
We reply the same working day. Or call (819) 743-5953.