Our move out carpet cleaning in Medford is designed around the handover, not just the cleaning. Your landlord wants proof. We give you a dated, itemized receipt naming the address, the rooms, the method, and the date, so it belongs in a deposit file rather than a shoebox.
| Starting price | $150 |
| Three rooms plus hall | $200 to $250 |
| Typical drying time | 2 to 4 hours summer, 4 to 6 winter |
| Receipt | Included on every job |
| Before and after photos | On request, no charge |
| Same day | Often available, call before noon |
| Equipment | Truck mounted hot water extraction |
This is the question that fills tenant forums, and Oregon addresses it directly in ORS 90.300.
The statute lists carpet cleaning as a cost a landlord may recover from a deposit, and it attaches conditions. Broadly, the statute points to three things: that the cleaning is done with a machine designed for cleaning or shampooing carpet rather than a common vacuum, that the carpet was cleaned or replaced after the previous tenancy and before the tenant took possession, and that the written rental agreement provides for the deduction.
If those requirements apply to your tenancy, cleaning the carpet yourself may not prevent a landlord from making a permitted deduction. Check the exact lease language before relying on any of this.
Two related points from the same statute. Oregon does not allow deductions for ordinary wear and tear, and a landlord must return the deposit or provide a written accounting within 31 days of the tenancy ending and possession being delivered.
This is general information, not legal advice. Your lease and your specific circumstances control. The statute is published as ORS 90.300, and Legal Aid Services of Oregon publishes a free tenant guide covering deposits.
Age changes the conversation, and most renters never raise it.
Carpet has a useful life, and ordinary wear and tear is not tenant caused damage. Flattened traffic lanes and sun fading fall on the wear side. Burns, tears, and bleach spots do not.
If a replacement charge appears on your accounting, two questions are worth asking. How old is the carpet? And how was the remaining useful life calculated? A charge for a full new carpet on flooring that was already years into its service life is worth querying.
That comes up often in Medford, where the median home dates to 1984 and plenty of rental carpet is older than the tenancy that just ended.
Leases use three different phrases and they do not mean the same thing.
| Wording | What it usually means |
|---|---|
| “Professionally cleaned” | A hired service, receipt expected |
| “Steam cleaned” or “shampooed” | The method, not who performs it |
| “Receipt required” | Documentation is the actual requirement |
Read yours before booking anything. Some renters pay for a professional clean when the lease only asked for the carpet to be left clean.
If the wording is vague, get the requirement in writing from your landlord before your handover date. An email stating what they expect is worth more than an argument three weeks later.
Review the lease clause and book the cleaning. Short notice is usually workable, but this removes the risk.
Furniture and belongings out. Closets emptied. Pull any nails or staples at the carpet edge.
We inspect, quote, clean, and document. One to three hours for most Medford apartments and houses.
Allow full drying time. Two to four hours in summer, four to six in winter or with the unit closed up.
This is the part that matters when a deposit is disputed.
Carpet condition, existing stains, permanent damage, burn marks, worn areas, and any pet damage. Recorded before we touch anything.
Areas cleaned, method used, chemistry applied, date, property address, and final condition. Photos on request at no charge.
Documenting damage that already existed helps you, because it separates what was there from what happened during your tenancy.
Worth knowing before you spend anything.
If the carpet is beyond cleaning, we tell you at the walkthrough and put it in writing rather than charging for treatment that will not change the outcome.
A grocery store rental runs about $35 a day, and sometimes that is the right call.
The trade off is moisture and residue. Rental machines can leave more water behind than a professional truck mounted system, especially with slow passes or heavily soiled carpet and pad. Carpet that stays damp can develop a musty smell in the pad, which is exactly the wrong thing at a final walkthrough. Rental units also rinse less thoroughly, so detergent can stay in the fiber and dull the carpet as it dries.
Light soil, no pets, a short tenancy, and a lease that does not ask for a receipt.
There have been pet accidents, traffic lanes are heavy, the tenancy ran over two years, or the lease requires documentation.
| Job | Typical range |
|---|---|
| One bedroom apartment | $150 to $180 |
| Two bedroom, plus hall | $180 to $230 |
| Three rooms plus hall | $200 to $250 |
| Whole house | $300 to $400 |
| Pet urine treatment | Added per affected zone |
| Stairs | Counted as one area |
Our minimum is $150. An empty unit cleans faster than a furnished one, so vacant properties often land at the lower end.
These are typical ranges rather than guaranteed quotes. Final pricing depends on area, carpet condition, stairs, and any treatment required. You get a firm number at the walkthrough, before work starts.
We handle move out carpet cleaning throughout Medford, including East Medford, West Medford, Hillcrest, Laurelhurst, Barneburg Hill, and Downtown.
Also across Jackson County: Central Point, Jacksonville, Phoenix, Talent, Ashland, White City, Eagle Point, Gold Hill, Rogue River, and Shady Cove.
It depends on your lease. Oregon allows a landlord to recover carpet cleaning costs from a deposit in defined circumstances under ORS 90.300, and the lease wording is central to that. Read the clause before you book.
Usually not. Most move out cleaning services cover surfaces, appliances, and bathrooms. Carpet extraction is separate work with separate equipment, which is why leases list it on its own line.
A deep clean is thorough cleaning of an occupied home. A move out clean is done on an empty property to a handover standard, including the areas furniture normally hides.
One to three hours for most Medford apartments and houses. Faster when the unit is empty.
Two to three days ahead. That leaves full drying time and room for a second pass if anything needs it.
Often, yes. Call before noon for the best chance.
Our receipt is built for rental documentation. It lists the property address, date, rooms cleaned, and cleaning method. Your landlord’s requirements may differ, so check your lease before booking.
We tell you at the walkthrough rather than afterward. Anything permanent goes in writing, which is useful evidence that the condition predates the cleaning.
If your lease contains a permitted carpet cleaning provision, cleaning it yourself may not remove the landlord’s ability to make a deduction. Check the exact wording before spending money twice.
Most Oregon leases ask for the property back in the condition you received it, allowing for ordinary wear. That means clean, not restored.
No tip expected. Nobody here works for tips.
Cleaning a property you own rather than rent? See our residential carpet cleaning service.
Full price list across every service is on our pricing page.
Tell us when the keys go back. We work backward from there.
Serving Medford, Central Point, Jacksonville, Phoenix, Talent, Ashland, White City, Eagle Point, Gold Hill, Rogue River, Shady Cove, and Jackson County.