Real estate and property management cleaning
Property management cleaning services
for a whole rent roll
Stop chasing cleaners between tenancies.
Property management cleaning services with the capacity for a rent roll, one point of contact and vacancy cleans that pass the first inspection. Working with agencies across the Northern Rivers, the Tweed and the Southern Gold Coast. Easy to book, fast quoting, cost effective.
Add us to your panel
Real estate cleaning is the cleaning a managing agency arranges rather than a tenant: vacancy cleans between tenancies, exit cleans measured against an outgoing condition report, and routine cleans on the properties an agency looks after. TLB Cleaning works with agencies and property managers across the Northern Rivers, the Tweed and the Southern Gold Coast.
A vacancy clean, an exit clean, a make-ready and a bond clean are close relatives with different payers. If you are a tenant cleaning your own place before the final inspection, the page you want is end of lease and bond cleaning. This page is for the person who has a vacancy on the board, a landlord asking when it will be listed, and no interest in ringing four cleaners to find out who is free.
Agencies hand us three kinds of job.
Which one is on your desk?
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A vacancy, and a window that is already too tight
Keys back Friday, photos Monday, open home Saturday. We can put more than one cleaner on a property to compress a turnaround, which is the whole reason to use a team rather than a sole operator on a vacancy.
Add us to your panel -
An exit clean that has to pass first time
Cleaned against the condition report, not against a general idea of tidy: ovens, tracks, fans, filters and the marks that get written up. The second inspection is the expensive one, for you and for the tenant.
End of lease standard -
Standing work across the rent roll
Routine cleans on managed and holiday-let properties, common areas, and the owner-occupied jobs your landlords ask you to recommend somebody for. A local business, insured and police-checked, with one number to ring.
Why TLB
The quote is not the cost. A second inspection is the cost.
A clean that comes in eighty dollars under still has to pass someone else’s written report. When it does not, the cost is not the eighty dollars. It is your re-inspection, the days the property sits unlisted, the landlord asking why, and the tenant who now has a dispute with you rather than with the cleaner.
That is why agencies here tend to procure on capacity and communication rather than on price, and it is why we would rather be trialled on a hard property than an easy one.
What a rent roll actually needs from a cleaner
A rent roll does not produce vacancies evenly. They arrive in clusters, at the end of the month and around the school terms, and a cluster is the week that decides whether a cleaning arrangement is working. Four exits in one week is a capacity question, not a quality question, and it is worth asking about before the week arrives rather than during it.
The same is true of absence. Somebody is away, or unwell, or has taken other work, and the question is simply whether the arrangement continues without you having to do anything. Ours does: the property goes to somebody else on the same team, and you hear about it from us rather than finding out when the photographer arrives.
Three questions sort it out quickly, and they are worth asking us as readily as anyone else. How many people do you actually employ, as opposed to subcontract? What happens to my job when the person who normally does it is away? And who answers the phone at four on a Friday when the keys have come back and the property is worse than the notes said?
The standard an inspection is measured against.
Drag the handle across each photo to see the same spot before and after a clean.
After 
Before 
After 
Before Photographed on real TLB cleans, published with the client's permission.
What we do for agencies
Across the Northern Rivers, the Tweed and the Southern Gold Coast.
- Vacancy and exit cleans
- Bond cleans
- Routine managed-property cleans
- Pre-listing and photography cleans
- Deep cleans between tenancies
- Mould treatment and removal
- Holiday let turnovers
- Strata and common areas
- Carpet cleaning
- Driveways and exterior washing
Something not on the list? Ask us anyway.
How TLB compares
Every cleaner is reliable for the first three jobs. What an agency is buying is the twentieth one, in a week when four properties came back at once.
| Why TLB Cleaning is different | A national brand or app | An independent cleaner | TLB Cleaning |
|---|---|---|---|
| Who attends the property | Whoever is rostered that day | The same person | The same local team, and we tell you who before they go |
| Four exits in one week | Capacity varies by area | One property at a time | Two or three cleaners on a property to compress a turnaround |
| When someone is away | A different contractor | The job is rebooked | Cover from the same team, and you hear it from us first |
| What it is cleaned against | A standard checklist | The cleaner's own judgement | The outgoing condition report |
| Invoicing | Head office, on their cycle | Manual, variable | Referenced to the property so your team can code it |
| When something is wrong at the property | Reported after the job | Usually a phone call | Told while you can still act on it, with photos |
| Commitment | Often a subscription | None | No lock-in, no minimum term, no exit fee |
Where we clean
Across the Northern Rivers, the Tweed and the Southern Gold Coast.
Northern Rivers NSW
- Lismore
- Goonellabah
- Alstonville
- Wollongbar
- Casino
- Kyogle
- Nimbin
- Clunes
- Bexhill
- Dunoon
- Ballina
- East Ballina
- Lennox Head
- Skennars Head
- Wardell
- Evans Head
- Broadwater
- Woodburn
- Coraki
- Bangalow
- Byron Bay
- Suffolk Park
- Mullumbimby
- Brunswick Heads
- Ocean Shores
- New Brighton
- Billinudgel
- Federal
The Tweed
- Murwillumbah
- Tweed Heads
- Tweed Heads South
- Banora Point
- Terranora
- Bilambil
- Bilambil Heights
- Chinderah
- Fingal Head
- Kingscliff
- Casuarina
- Cudgen
- Cabarita Beach
- Bogangar
- Hastings Point
- Pottsville
- Uki
- Burringbar
- Mooball
Southern Gold Coast QLD
- Coolangatta
- Bilinga
- Tugun
- Currumbin
- Palm Beach
- Elanora
- Burleigh Heads
- Burleigh Waters
- Miami
If a town isn't listed, ask us anyway.
Easy to book, fast quoting, cost effective
Managed for you. Set day, set team, a reminder before, a message on the way, and told first when something changes.
Book online in a couple of minutes, or send a text, ring us or email, whichever you'd actually do.
Condition is what sets the price on this work, and a job like it can't be priced properly sight unseen. So you get a fast quote on the actual property instead of an instant number that has to be revised later. Tell us honestly what state it's in when you book, because nothing you say will surprise us.
You'll know the price before we start, not after. Being straight about the condition is what lets us allow the right amount of time, rather than running short on the day. If it needs more than we've quoted, you'll hear that before we begin rather than on the invoice.
How it works
- Tell us about the job.
- We confirm the price and agree a time and access.
- We do the clean, and you get a message when we're on the way.
- If something needs fixing, you hear it from us first.
Working with us on your rent roll
1. Can we trial you on a few properties first?
Yes, and we would rather you did. Give us the difficult one: the tight window, the awkward exit condition, the property the last cleaner would not go back to. An easy job tells you nothing about how we handle a hard week, and there is no lock-in contract either way.
2. How quickly can you turn a vacancy around?
We can put more than one cleaner on a property, so a turnaround is limited by access rather than by one person’s day. Tell us the photography or open-home date and we will work back from it.
3. How does invoicing work?
Referenced to the property so your team can code it without ringing us.
4. Are your cleaners employed or subcontracted?
Employed, on our own team. That is what lets us tell you who is attending before they do, and cover a property from within the same team when someone is away. We are insured and police-checked, and there is one local number to ring.
Property management cleaning services, common questions
1. What is the difference between a vacancy clean and a routine clean?
A routine clean maintains a property somebody lives in: surfaces, floors, bathrooms and kitchen, on a schedule. A vacancy or exit clean resets an empty property to the standard a written condition report is measured against, which brings in everything a routine clean reasonably leaves alone. That means inside the oven and rangehood filter, window tracks and sills, fan blades, light fittings, skirtings, inside cupboards and wardrobes, and walls where they are marked. It is a different scope and a different price, and it takes two to four times as long.
2. Can a tenant be required to have the property professionally cleaned?
Not as broadly as many agreements imply. In both NSW and Queensland a tenant’s obligation is generally to leave the property in the same condition it was in at the start, fair wear and tear excepted. That is a comparison against the entry condition report rather than a professional-cleaning receipt. Blanket clauses requiring professional cleaning or professional carpet cleaning regardless of condition are the ones most often challenged, and pets can change the position. This is general information rather than advice: check the current requirements with NSW Fair Trading or the Queensland RTA, and read our guide on what the law actually says.
3. Who pays for the bond clean: the tenant, the landlord or the agency?
Usually the outgoing tenant arranges and pays for it, because it is their obligation to return the property in the agreed condition. The agency arranges and bills it to the owner where the tenant has not done it, where the tenant has vacated without cleaning, or where it is a make-ready between tenancies rather than an exit obligation. Deducting a cleaning cost from a bond is a separate process with its own evidence requirements, and it needs the condition report to support it.
4. How long does a vacancy clean take?
A two-bedroom unit is usually four to six hours for one cleaner. A four-bedroom house with two bathrooms is a full day, or half a day with two or three cleaners on it, which is how a same-week turnaround gets done. Carpet cleaning and exterior washing are separate jobs on top, and carpet needs drying time before the photographer arrives, which is the scheduling trap on a tight vacancy.
5. What should an agency ask a cleaner before adding them to a preferred trades list?
Five things, and none of them is the price. How many cleaners do you employ rather than subcontract. What happens to my job when the usual person is away. What is your commitment if an exit inspection fails on cleaning. Are you insured, and can I see the certificate of currency. And how do you invoice: per property, referenced how, on what terms. A cleaner who answers all five without hedging is a different proposition from the lowest quote.
Real estate and property management cleaning
Give us the difficult property.
The one with the tight window or the awkward exit condition. That is the job that tells you something, and it is a better trial than the easy one. No lock-in, no obligation.