Self-Employed Cleaner Contract UK — What to Include and Why
Most disputes between self-employed cleaners and their clients come down to one thing: nothing was written down. A clear contract, a key holding agreement, and a cancellation policy prevent the arguments before they start — and protect you when they happen anyway.
Why cleaners need a written contract
As a self-employed cleaner, you're running a business, not doing a favour. A written contract isn't about distrust — it's about clarity. It means both parties know exactly what's included in each clean, what happens when access fails, who's responsible if something gets damaged, and how much notice is required to cancel.
Without a contract, you have no legal basis to charge for a last-minute cancellation, no evidence of what you agreed to clean, and no documented terms to refer to if a dispute arises. Courts and small claims processes both favour parties who can produce written agreements.
What to include in a cleaning service contract
Scope of work
Be specific. "General cleaning" means different things to different people. List what you cover: kitchen surfaces, bathroom, hoovering, mopping, emptying bins. List what you don't cover: oven deep clean, window exteriors, laundry. If you offer extras at an additional rate, spell that out too.
Fees and payment terms
State your hourly or per-visit rate, when payment is due (same day, within 7 days, monthly), and your preferred payment method. Include what happens if payment is late — even a simple "payments more than 14 days overdue may result in the service being suspended" gives you grounds to act.
Access arrangements
How will you get in? Key, key safe code, client present? Document it. If you hold a key, this needs its own agreement (see below). If access fails because the client forgot to leave a key or changed the alarm code, what happens? Your contract should state whether you charge for a wasted journey.
Liability
State what your insurance covers and what it doesn't. Most domestic cleaning insurance covers accidental damage up to a set amount but excludes items of high value, cash, and jewellery. Tell clients this. Ask them to secure or remove valuables before your visit.
If you work exclusively for one client for most of your working week, HMRC may classify the relationship as employment rather than self-employment, regardless of what your contract says. Genuine self-employment means working for multiple clients, setting your own rates, and using your own equipment. This matters for tax and for holiday pay entitlement claims.
The key holding agreement — often overlooked, always important
If a client gives you a key to their home, you need a separate key holding agreement. This should cover:
- That you are responsible for the safekeeping of the key while it's in your possession
- That you will not copy the key or allow third parties access to it
- The process for returning the key if the contract ends
- What happens if the key is lost — your liability and the client's responsibility to rekeying costs
- That the key should not be labelled with the client's address
Some public liability insurance policies require evidence of a key holding agreement before they'll pay out on a claim related to access. Check your policy wording.
Cancellation policy — the document most cleaners skip
A cancellation policy does one thing: it stops you arriving at an empty house with no work and no pay. Your policy should state:
- How much notice the client must give to cancel or rearrange (typically 24–48 hours)
- What you'll charge for late cancellations — usually 50–100% of the session fee
- What happens if you turn up and can't access the property
- Whether bank holidays and client absences count as cancellations
Can you legally enforce a cancellation fee?
Yes, provided the fee is reasonable and the client was made aware of it before booking. "Reasonable" generally means it reflects your actual loss — the time and travel you committed to that slot. A cancellation fee equal to 100% of the session cost for a same-day cancellation is generally enforceable. A fee of 200% is not.
Insurance disclaimer
Your public liability insurance almost certainly has exclusions — items over a certain value, cash and jewellery, existing damage. A short disclaimer that you give every new client sets expectations before anything goes wrong. It doesn't remove your liability, but it significantly reduces the chance of a disproportionate claim.
Invoicing professionally
A professional invoice makes you look established, makes it easier for clients to pay promptly, and is essential for your tax records. It should include your name or business name, your address or contact details, the client's name, the date of service, the amount, and your payment details. If you're VAT registered (threshold is £90,000 turnover), it must also include your VAT number and the VAT amount shown separately.
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Service Contract, Key Holding Agreement, Cancellation Policy, Insurance Disclaimer, and Invoice Template — all with autofill so you enter your name once and every document updates.
Get the full pack — £29/yr →Common questions
Do I need a contract for regular clients I've worked with for years?
Yes — especially for long-standing clients. Long relationships often lead to scope creep (cleaning extras that weren't originally agreed), and without a contract, it's hard to reset expectations without damaging the relationship. A contract protects the relationship as much as it protects you.
What if a client refuses to sign?
A client who won't sign a basic service agreement is a red flag. It usually means they want to avoid being bound by cancellation terms or dispute resolution clauses. You're not legally required to work with everyone who enquires.
Can I use the same contract for domestic and commercial clients?
Broadly yes, but commercial contracts may need clauses around contractor liability, site access security, and data protection for client premises. If you're cleaning an office, GP surgery, or other business premises, it's worth reviewing the terms carefully.