Hire a Carpet Cleaner North Shore Sydney NSW - Get Local Quotes

Carpet Cleaning Between Kirribilli and Hornsby

The North Shore covers several council areas, including North Sydney, Mosman, Willoughby, Lane Cove, Ku-ring-gai, Hornsby, the City of Ryde and Hunters Hill. One carpet cleaner based here might start in a Kirribilli unit, move to a family house in Lane Cove and finish at an older home in Pymble. At each of those jobs the crew has different work to plan, from booking a goods lift to protecting timber floors around a wool rug. Prices for every line item, from stairs to odour treatment, are set out in our North Shore carpet cleaning cost guide. Other areas have their own carpet issues, in our guides for the Northern Beaches and the Inner West.

This page is about choosing and briefing the right business for your home, so it spends less time on the general mechanics of a carpet clean. Our NSW carpet cleaning guide explains hot water extraction, which sprays hot water into the pile and vacuums it out, and low-moisture cleaning, which uses very little water. Service lifts, clearways and the difference between carpet inside your unit and common property carpet in shared areas are dealt with in our Sydney carpet cleaner guide. What follows sticks to the issues that come up on the North Shore, such as strata move bookings, heritage houses, leaf litter, bushfire smoke and retirement villages. Owners who also want the kitchen and bathrooms done can read our tips on hiring a house cleaner on the North Shore.

Carpet Price Bands to Test a North Shore Quote Against

Our 2027 estimate for one standard bedroom or living room is $35 to $75, the same band we use for every Sydney region. For a studio or one-bedroom apartment in a North Sydney or St Leonards tower, the whole-home estimate is $80 to $170. Two-bedroom apartments are put at $110 to $220, while three-bedroom houses come in at about $140 to $300. Four and five bedroom houses carry an estimate of $205 to $420, with stairs, rugs and treatments priced on top. We based these whole-home bands on synthetic carpet, normal soiling and no treatments, so anything beyond that should appear as an extra line. Describe a two-storey house or a unit with a mezzanine in full, since every carpeted level adds time.

Stairs are priced by some businesses per step and by others per flight, and the per-flight estimate for 2027 is $30 to $60. Some businesses count a staircase with a landing halfway up as two flights, so give each cleaner a photo of it. Rugs that need their own wash are estimated at $120 to $400 each, and a protector coat, a treatment that helps the pile resist stains, adds about $30 to $60 per room. Every visit also carries a minimum call-out, estimated at $80 to $160, which matters if you only want one room done. The full set of bands, including end of lease packages, is listed by item on the NSW carpet and upholstery cleaning costs page and our regional cost guide.

Quotes for the same house can differ most on odour work. An enzyme treatment, which uses a product that breaks down the source of a smell, is estimated at $90 to $280 per room. Spot stains treated during the clean add about $15 to $45 each, and pet urine treated at the surface adds around $30 to $80 per area. Where a smell comes from smoke and not a pet, the cleaner should say which product and method will be used, since the treatment is different. The quote should name that treatment, so you can compare the same work across businesses.

How Cleaners Count Big Formal Rooms, Runners and Wool

Room rates work well for a modern apartment, but they can be misleading in a large older house. A formal lounge or dining room in a Federation-era or interwar home, built in the early 1900s or between the wars, can be far bigger than a bedroom, so some cleaners count it as two. Others switch to a price per square metre for those spaces, so ask each business which method it will use before comparing totals. Measuring the main rooms yourself, or sending a floor plan from a sales listing, gives every cleaner the same starting point. Long hallways linking the bedrooms of a single-storey house raise the same question about how they are counted.

Wool carpet is another reason two quotes for the same house can differ. Our estimate for wool is a loading, or surcharge, of 15 to 25 per cent above the synthetic rate, because wool needs gentler products and more time. If you are not sure of the fibre, check the original invoice, a label under a cupboard offcut or the maker's warranty card. Bremworth makes wool carpets, and its care advice says not to submerge carpet in water or other liquids, so a wool clean should not leave the pile soaked. If a cleaner has not asked about the fibre, the job may have been priced as nylon and the figure could change on the day. If the carpet came with a warranty booklet, keep it handy, since the cleaning conditions may be printed inside.

Stair runners, the strips of carpet held down the middle of a timber staircase, need hand work on every tread. Some runners are fixed with rods, and the cleaner will need to work around them without wetting the timber either side. Spiral or winding stairs take longer than a straight flight, so a photo of the full staircase helps each business price it properly. Travel from other parts of Sydney can also add to the bill, and our North Shore price guide shows how parking and travel lines are charged. With the fibre, the room sizes and the stairs all written down, the quotes you collect should be close enough to compare.

Goods Lift, Dock and Occupancy Notice When a Unit Changes Hands

High-rise buildings in North Sydney, St Leonards, Chatswood and Macquarie Park can have a building manager who controls the goods lift and the loading dock. When you are moving out, the removal truck and the carpet cleaner may both need those same facilities on the same day. Book the carpet clean for after the furniture has left, and book its lift slot as a separate entry, since a removal booking may not cover another contractor. Where the dock is only open in set hours, the cleaner needs to know them before choosing a portable machine and planning the day.

Moving in is a good time to clean the carpet, since nothing has to be shifted and a clean a day or two before the furniture arrives can dry before boxes go down. Model by-law 17 for residential strata schemes says an occupier must notify the owners corporation in writing of a change in the use of the lot, meaning the unit. The owners corporation is all the lot owners acting together, and the notice is due at least 21 days before the change or a lease starts. That notice is a good moment to ask the building manager how contractor bookings work, so the carpet clean is not held up on arrival. If you are downsizing from a house into an apartment, our page on downsizing removalist costs helps you plan the move itself. Check with the agent whether the outgoing tenant has already had the carpet cleaned, so it is not done twice.

Lift protection, the padded blankets hung inside the lift car, may be fitted for the removal and taken down before the cleaner arrives. Check with the building manager whether the cleaner must request the blankets again, or whether a portable machine on a trolley is allowed without them. Visitor parking is another limit, because some buildings reserve visitor bays and do not let trades use them during the day. Put the dock height, the lift booking time and the parking arrangement in writing to every cleaner you ask to quote. If the building charges a fee or bond for lift use, find out whether it applies to the cleaner as well as the removalist.

Your Building's Registered By-Laws and the Cleaner as Your Invitee

Every strata scheme has by-laws, and tenants are bound by them just as owners are. According to the NSW Government, a landlord or real estate agent must give a tenant a copy of the by-laws before the rental contract is signed. Owners who have lost their copy can ask the strata committee secretary or the strata manager. If that does not work, a copy can be bought from an information broker approved by NSW Land Registry Services. Read the copy before booking a carpet clean, because it may set contractor hours or noise limits for your building.

Several model by-laws, the template rules the NSW Government publishes for residential schemes, refer to invitees, meaning people you bring onto the property. Model by-law 7 says owners and occupiers must take reasonable steps so that their invitees do not interfere with other residents' peaceful enjoyment. Model by-law 10 says an owner or occupier must not let an invitee do anything that affects fire safety devices or reduces fire safety. The full wording is on the NSW legislation website, although your own scheme may have adopted different by-laws. A carpet cleaner you book counts as your invitee, so you as the resident can be held responsible for a breach by the crew. Copies of the model set can be compared with your scheme's registered version, since the two may differ.

The NSW Civil and Administrative Tribunal (NCAT) can fine a person up to $1,100 for breaching a by-law and up to $2,200 if the breach continues. It can also issue a fine of up to $5,500 if a previous order has not been followed, according to the NSW Government's strata guidance. None of that means a carpet clean is risky, but it does mean the crew should know your building's rules before they unload. Forward the relevant by-laws with your quote request, and ask each business to confirm in writing that it will follow them. Crews that already work in strata towers will expect this request and should answer it quickly.

Older Wool Carpet and Rugs on the Upper North Shore

Ku-ring-gai Council describes a heritage conservation area as an area recognised and valued for its special historical and aesthetic character. The council lists the architectural style of buildings, fences, trees and gardens among the elements that contribute to that character. Conservation areas are found in suburbs such as Gordon, Killara and Pymble, and the houses in them can hold older carpet, stair runners and rugs. Because of those older textiles, you need to ask a carpet cleaner different questions before any work is booked.

Find out the fibre before anyone quotes, since wool and nylon are cleaned with different products. Bremworth makes wool carpets, and its care page recommends a vacuum with a non-rotating suction head because a rotating power head can be abrasive. The same page says its carpets carry a 15-year insect resistance limited warranty and advises regular vacuuming, since food and debris attract insects. Godfrey Hirst makes wool and synthetic carpets and publishes carpet care guides that set out how its carpets should be looked after. Send the relevant guide with your quote request, so each cleaner can say how its method fits the maker's advice.

Old or handmade rugs laid over wool carpet should be lifted and assessed separately. Silk and hand-knotted rugs may be better washed at a workshop than cleaned on the floor, and our page on rug cleaning in NSW covers that service. Pick-up and delivery may be included in the rug price or charged on top, so confirm which applies before you agree. Take photos of both sides of each rug before it leaves, including any worn fringe or old repairs. Light-coloured wool can be given a protector coat afterwards, and 3M makes the Scotchgard range of protectors, which our guide to fabric and carpet protection compares with other options. Agree where each rug will dry, so it is not laid back on damp carpet before both are dry.

Keeping Water Off Timber While the Carpet Crew Works

Some older houses mix carpeted bedrooms with polished timber halls, so the crew has to cross wood to reach the carpet. Wheeled machines and trolleys can also mark a soft timber finish, so check how the crew moves its equipment. Bona makes products for maintaining wood and other hard floors, and its cleaning advice says water and wood do not mix, so excess liquid should be kept off the floor. Hoses, a dripping wand (the hand-held cleaning head) or a wet machine base can leave water on the boards on the way in and out. Request drop sheets or runners along the route, and to keep the machine off the timber where possible.

Decide what to do with rugs on polished boards before the visit, because cleaning a rug where it lies holds moisture against the floor beneath. Lift smaller rugs and have them cleaned away from the timber, or cleaned on a protective sheet in a tiled area. Do not put a damp rug back on the boards until the rug and the boards have both dried out completely. Where a floor is already marked, grey or lifting near the rug, a timber floor business can assess it, and our page on floor sanding and polishing describes that work. Note any existing marks on the boards with the cleaner before work begins, so nobody is blamed for damage that was already there. Put the drying advice for rugs and boards in writing with the quote, so you know when each can be used again.

Furniture moved off carpet may be parked on the nearest timber, which can scratch boards if the legs are bare. Felt pads or a blanket under heavy pieces protect the finish while the carpet dries. When furniture goes back onto damp carpet, the cleaner should place blocks or foil tabs under the legs so timber dye and rust do not stain the pile. Agree which heavy pieces the crew will move and where they will sit, so nothing ends up blocking a doorway or a fire exit. These details take a few minutes on the phone and save a dispute about a scratched floor later.

Garden Grit, Leaf Marks and Dust Mite in the Pile

Streets with large trees bring leaves, bark and fine garden soil to the front door, especially after wind or rain. Loose grit is easier to lift while it is dry, so it is best removed before any water goes on. Careful cleaners start with a slow dry vacuum of the entry, hall and family room before the pre-spray, a cleaning solution that loosens soil, goes down. Check that this step is in the quote, because skipping it turns loose soil into mud during the wet clean.

Wet leaves trodden in from the garden can leave brown marks on light carpet, and these are treated as spot stains. Our 2027 estimate for a spot stain treated during the clean is $15 to $45 per stain, depending on its age and type. Entry mats inside and outside each door catch much of the grit before it reaches the carpet, and they are cheap to replace. Pacvac makes backpack vacuums for cleaning professionals, and Miele makes household vacuum cleaners with HEPA AirClean filters for regular use between visits. Show the cleaner any brown marks when they arrive, so they can be treated before the main clean starts.

Some households with dust mite allergy book carpet cleaning hoping to remove the problem entirely, so set expectations first. The Australasian Society of Clinical Immunology and Allergy (ASCIA) says carpets can contain large amounts of house dust mite that vacuuming cannot completely remove. According to ASCIA, high efficiency particulate air (HEPA) filter vacuums may remove more allergens than other vacuums, although all vacuuming raises the allergen in the air. It suggests vacuuming carpets and sofas weekly, and replacing carpet with hard floors where that is practical and affordable. Our page on allergy and dust mite carpet cleaning covers low-residue products and the steps a cleaner can take for sensitive households. A professional clean still helps, but it works best as part of regular care and not as a one-off fix.

Smoke Odour Work and the IICRC Fire Standard

Homes near bushland in Hornsby, Ku-ring-gai and along the Lane Cove River can be affected by smoke when fire burns nearby. Ku-ring-gai Council says bushfire prone land in its area includes most vegetated areas and all land within a specified distance of them. Smoke can leave a smell in carpet, curtains and soft furnishings, and ash can be tracked inside on shoes. A routine carpet clean may not remove that smell, so the job needs to be described as smoke odour work when you ask for prices. Note when the smell started and whether it is stronger in some rooms than in others.

The Institute of Inspection, Cleaning and Restoration Certification (IICRC) publishes ANSI/IICRC S700, the Standard for Professional Fire and Smoke Damage Restoration, where ANSI stands for the American National Standards Institute. Its first edition was published in 2025, and it covers assessing fire residues and odours and restoration cleaning of buildings and contents. The IICRC notes that S700 does not comprehensively address wildfires, and it has released a separate Technical Guide for Wildfire Restoration with two other industry bodies. A business quoting smoke work can tell you which of these documents it follows, and what it will do with curtains and lounges as well as carpet. Smell removal is priced on its own, and our page on carpet odour removal describes the treatments. Request the written plan before any work starts, including the rooms and furnishings it covers.

Where a building has been damaged by fire, the clean-up is a different matter from a smoky carpet. NSW Health warns that damaged materials containing asbestos may now be harmful, and says not to touch them but to seek a licensed asbestos professional. It also advises gloves and a dust mask for ash clean-up, and that ash from burnt treated timber may be unsafe to spread or disturb. In that situation, have the building assessed through asbestos testing and inspection before any carpet cleaner starts work. For a rainwater tank or pool affected by a fire, NSW Health lists your local Public Health Unit on 1300 066 055 for advice.

Planned Burn Days and When to Book the Clean

Hazard reduction burns are planned fires that reduce the fuel in bushland, and they can send smoke into nearby streets. The NSW Rural Fire Service publishes a list of planned burns, and it warns that the list may change at short notice depending on the weather. Its advice to residents near a burn includes keeping doors and windows closed to stop smoke entering homes. It also suggests taking washing off the clothesline while the smoke is around.

That advice works against carpet drying, which depends on air moving through the rooms. NSW Health has also advised keeping doors and windows closed until the smoke clears, and setting any air conditioner so it does not draw in outside air. If a burn is listed near your home in the days before your booking, talk to the cleaner about moving the date. Cleaning just before a smoky day can leave damp carpet in a house that has to stay closed, which slows drying. Rebooking after the smoke has gone is simpler than paying for a second clean. Choose a date when the forecast allows the windows to be opened for a few hours after the clean.

Outdoor rugs, mats and cushions moved under cover for a burn should be shaken outside before they go back near indoor carpet. Raise date changes at booking, and find out how the cleaner handles a visit moved because of smoke and whether any fee applies. A written answer avoids a dispute if the burn list changes at short notice and the clean has to move again. The RFS advises people with asthma or lung conditions to reduce outdoor activities when smoke levels are high. Its smoke page also links to NSW Health information on smoke and to an asthma resource for more detail.

Clause 57 and the Other Pet Terms in a NSW Lease

The standard form residential tenancy agreement in the Residential Tenancies Regulation 2019 includes optional additional terms for tenants who keep an animal. Under clause 57, the tenant agrees to arrange a professional carpet clean when the tenancy ends, or to cover what it costs. That only applies if the cleaning is required because the animal has been kept inside the premises during the tenancy. Clause 58 is a matching term about professional fumigation, a pest treatment for the home, and clause 59 asks the tenant to take reasonable steps to keep an outdoor animal outside. The agreement itself states that additional terms are not required by law and are negotiable. Your own lease may use only some of these terms, or none of them, depending on what was agreed.

The NSW Government lists the carpet term among the terms a lease must not include, unless the landlord has consented to a pet kept inside and the cleaning is reasonable for that pet. A term requiring professional fumigation is also not allowed unless the landlord has consented to a pet kept inside and the pet is a mammal. So a fish tank or a caged bird would not support a fumigation term, while a dog kept indoors could. Since 19 May 2025, a carpet cleaning condition given in the landlord's response to a pet application must be met whatever state the carpet is in, so read that response alongside your lease.

When a valid carpet term applies, book the clean after the furniture is out and keep the tax invoice from the cleaning business. Without a valid term, the tenant must still leave the carpet as close as possible to its condition at the start, apart from fair wear and tear. Our guide to end of lease carpet cleaning covers inspections and bond disputes, and urine soaked into the underlay, the cushion layer under the carpet, is priced under pet stain and odour removal. Our 2027 estimate for an end of lease carpet clean in a two-bedroom home is $110 to $200, rising to $150 to $280 for three bedrooms. Keep the invoice with your condition report and the photos you take at the final inspection.

Carpet in a Retirement Village Unit

Retirement villages work under their own NSW law, and the carpet in a village unit is treated differently from carpet in a rented flat. NSW Government guidance treats fixtures such as floor coverings as capital items, which the operator is generally responsible for unless the resident owns them. The operator must pay to replace capital items it is responsible for, out of its own funds. In most villages, the cost of maintenance and repairs is included in the recurrent charges residents pay, according to the same guidance. Before booking a carpet cleaner yourself, ask the village manager whether carpet cleaning is already part of the maintenance program. Your village contract will also say who arranges routine cleaning inside your unit.

Residents still carry some responsibility for the carpet in their unit. If a resident damages a capital item beyond fair wear and tear, they may be required to reimburse the operator. Guidance for departing residents without a registered interest, meaning no registered long-term lease or owned unit, lists furniture dents and traffic marks on carpet as fair wear and tear. Stained or burnt carpet is listed as damage, and residents are only required to pay for repairs if a condition report was completed when they moved in. From these examples, residents can tell ordinary wear apart from damage they may have to pay for.

That makes a dated record of the carpet useful long before anyone leaves the village. Keep the condition report from the day you moved in, and take your own photos of each room every year or two. If you book a spot clean for a stain, keep the invoice, since it shows the mark was treated soon after it happened. Families helping a parent move into a smaller unit can also arrange a lounge clean at the same visit through couch and lounge suite cleaning. The rules are published on the NSW Government website, and the village contract sets out the details for each unit.

Creeks, the Lane Cove River and the Cleaner's Dirty Water

By the end of a clean, the machine's recovery tank, the container that collects the dirty water, holds soil, detergent and everything drawn out of the pile. Ku-ring-gai Council says the stormwater system is separate to the sewerage system, and that pollution washes into local creek lines through it. Its list of chemical pollutants includes car wash detergent, and it names leaves and other organic debris as pollutants too. Willoughby City Council describes stormwater as untreated rain runoff from hard surfaces such as roofs, roads and footpaths.

On the Hunters Hill peninsula, the council links stormwater to the water quality of the Lane Cove and Parramatta Rivers that border it. The council lists leaves, grass, soil, sand and oil among the materials that must be kept out of drains. Dirty carpet water should go down a toilet or a laundry tub that drains to the sewer, or stay in the tank on the cleaner's van. Garden beds and creek-side drains are not a safe alternative, since runoff can carry the water into the stormwater system. The NSW Environment Protection Authority regulates water pollution in NSW, so a crew that tips its tank into a gutter is taking a real risk. The same care applies in every council area, whether the nearest waterway is a creek, a river or the harbour.

Agree on the emptying point at booking, and show the crew the laundry tub or toilet when they arrive. Rinse water from wands, buckets and mats should go the same way, and not down a sloping driveway. Ku-ring-gai Council asks residents who see pollution in a waterway to report it with the location, time and date and what it looks and smells like. For sewage in a waterway, the council directs residents to Sydney Water on 13 20 90. If a cleaner cannot say where the tank will be emptied, get that answer in writing before you book.

Matching the Business to a Tower, a Wool Carpet or a Smoke Job

Carpet cleaning businesses differ in the machines they own and the work they do most, so match the business to your job. Hydramaster makes truck-mounted units that stay in the van and feed long hoses, which suit a house with a driveway close to the door. Kärcher's Puzzi spray extraction cleaners and Nilfisk's portable carpet extractors are smaller machines that plug into a household power point. A high-floor tower apartment needs the portable kind, since hoses from a van cannot reach it through the building. Ask each business which machine it plans to bring, and why it suits your home.

For wool, ask what products the business uses and whether they are suitable for the fibre. Prochem makes cleaning chemicals for carpet professionals, and a cleaner who names the products can give you the safety data sheet if anyone in the house reacts. For smoke or water damage, look for a business that carries drying and odour equipment, not one that only does routine cleans. Dri-Eaz makes air movers, the fans that blow across wet carpet, and dehumidifiers used in restoration work, and Protimeter makes moisture meters that let the crew record how wet the carpet was left. Our pages on steam carpet cleaning and dry carpet cleaning explain the two main approaches. With answers on the machine, the products and the equipment, you can compare businesses on more than price alone.

Check the business name, the Australian Business Number (ABN) and the certificate for its public liability insurance, which covers damage it causes to others, since building managers may want the certificate on file. References from similar homes help more than general reviews, such as another apartment in your building or another house with wool carpet. Cleaners who have worked in your tower before may already know the dock hours and the building manager's rules. That knowledge can save time on the day, but it does not replace a written quote that lists every room and extra.

When a Visit Damages Common Property or Your Own Floor

Problems after a carpet clean can affect your own home, the building's shared areas or both. Under the Australian Consumer Law, a service must be provided with acceptable care and skill, as the Australian Competition and Consumer Commission explains in its guidance. Contact the cleaner in writing first, with dated photos, a description of the problem and the outcome you want. Damage such as a scratched timber floor or a water mark on a ceiling below may also be covered by the business's public liability insurance. Give the business a fair chance to inspect and respond before you arrange repairs yourself. Hold on to any damaged item or carpet offcut until the matter is settled, since it may be needed as evidence.

If the damage reached the lift, the lobby carpet or a neighbour's unit, tell the building manager on the same day. Corridor and lobby carpet is common property, so repairs are arranged by the owners corporation through its own contractors, and our page on strata common area repairs describes that work. Because the cleaner was your invitee, the strata manager may contact you first, even though the business caused the damage. Keep the quote, the invoice and every message, so you can pass the claim to the cleaner and its insurer. Request a written note of the damage from the building manager, along with any repair quote it obtains.

If the business will not respond, NSW Fair Trading takes complaints about services and can contact the trader. Disputes that remain unresolved can go to the NSW Civil and Administrative Tribunal, which hears consumer claims up to $100,000. Bring the quote, invoice, photos and any written repair quotes, since they show what was agreed and what the damage costs to fix. Carpet that cannot be saved will need a replacement quote, and timber that has warped will need a floor business to assess it.

What to Look Out For in a North Shore Carpet Cleaning Quote

A good quote for a North Shore home covers the access and floor details of your building or house, not only the room count. For a tower, it states the machine, the lift booking and who arranges the dock, and it confirms the crew has read your by-laws. For an older house, it names the fibre, any wool loading and how the crew will protect polished timber and stair runners. For smoke or pet odour, it names the treatment and product, and it prices that work as a separate line. Every quote should also state where the dirty water will be emptied and how long the carpet should take to dry.

Check some offers more closely, whatever the price. Be wary of a promise that a standard clean will remove smoke smell, made before anyone has seen or smelt the rooms. Low room rates that leave out the dry vacuum, stairs or lift time can end up higher than a quote that included them. Take care with a business that avoids giving its ABN, insurance details or cleaning method in writing.

A Quote Request That Covers the Building, the Fibre and Any Smoke

Write one description of the job and send it unchanged to every cleaner on your list. List the suburb, the type of home, the floor level and every room, hall and staircase, with a daylight photo of each. Add the carpet fibre and maker if you know them, any rugs, and whether the house has polished timber the crew must cross. For an apartment, attach the relevant by-laws, the lift booking process, the dock hours and the parking arrangement. Mention any smoke, pet or damp smell, and say when it started, since that changes the treatment and the price. Give the date you need the work done by, especially if a move or an inspection is already booked.

Ask for each quote in writing with the rooms, extras and access charges on separate lines. Confirm the date, the arrival window and the expected drying time, and check that the booking fits around any move or planned burn. Lounges and mattresses can share the visit, and our North Shore cleaning costs page helps if you want the rest of the house cleaned the same week. Worn traffic lanes in halls may need extra agitation, meaning more scrubbing of the pile, and that work is described under high traffic carpet cleaning. Water damage from a storm or a burst pipe is a restoration job, priced under flood and water damage carpet cleaning.

With three written quotes based on that one description, you can see a fair range of prices. Choose on the lines you need, such as wool products or a portable machine, and not only on the lowest total. Once you accept, reply in writing with the date, the rooms and the agreed price, and keep that message with the invoice. Those records help if a stain returns, a by-law question comes up or the agent asks for proof at the end of a lease.