Build cleaning into the lease.

[Mike Franco]

How many of you do that?

I feel that I will have to treat tenants like children because they absolutely do not clean even once during the whole lease term.

If I didn't include a gardener, the yard would be trashed.
I feel the same applies to house cleaning. If you don't include a maid, your house is trashed.

[Rob K.]

Some landlords charge a non-refundabkle cleaning fee in addition to the security deposit. I let the tenants know that when they move out, the house needs to look like it did when they moved in. As soon as they give notice that they're moving, I send them a letter to let them know how I want the house to look. I let them know that all light bulbs need to work or there will be a $2 charge per bulb. (I will need to increase that amount as soon as I run out of incandescents that I stocked up on). Batteries in smoke detectors are $2 each.

As far as cleaning, the rule of thumb is that you can't charge the tenants for cleaning when they leave. I disagree. Filth and grease are not normal wear and tear. If I have to pay someone to come in and do heavy cleaning, that will come out of their deposit. I haven't had anyone challenge me on it in court yet. If they call and complain, I let them know that they lived like pigs and I had to hire someone to clean their mess.