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End of tenancy. Nothing extra.

Cleans, decorating, gardens and changeovers across Norwich and South Norfolk. We work from the check-out report, do what it asks for, and prove it line by line.

Fully insured Landlords & developers since 2005 Every charge matched to the report

What brings you here?

Send the check-out report. Get back a scope.

  • Every line referenced and priced, nothing added
  • Completion report ready for the landlord and the scheme
Nothing Extra scope EXAMPLE
2.1Report: lounge carpet and skirtings dirtyWe'll: clean carpet, wipe skirtings
Check-out photo: empty lounge with marked carpet
P1
4.3Report: bedroom 2, scuffs to wall behind bedWe'll: fill, sand, repaint that wall
Check-out photo: scuffed bedroom wall
P3
4.7Report: damage around light switchWe'll: make good and paint
Check-out photo: marked wall around a light switch, tagged
P5
9.2Report: rear borders overgrownWe'll: weed and cut back
Check-out photo: overgrown rear garden border
P11
4 report items4 scope lines0 extras
Services

Everything a check-out asks for.

No gas, electrics or plumbing ourselves. We'll book the engineer, meet them with the keys and wait.

SB-01

Tenant changeovers

Clean, paint, garden and fixes in one booking.

What's included →
SB-02

End-of-tenancy cleaning

Worked through against the report.

What's included →
SB-03

Decorating

Touch-ups to full redecoration.

What's included →
SB-04

Garden resets

Back to check-in condition.

What's included →
SB-05

Keys, checks & access

Property checks and engineer visits.

What's included →
SB-06

Small repairs

Fixings, sealant and odd jobs.

What's included →
How it works

Three steps. Nothing extra.

  1. 1

    Send the report

    Check-out, inventory or inspection.

  2. 2

    Nothing Extra scope

    Every line referenced and priced. Nothing added.

  3. 3

    Completion report

    Every item signed off and photographed.

Nothing Extra

Their report in. Our scope out. Proof at the end.

We don't write check-out reports. We read them. You get a scope that references every line that needs work, priced, and nothing the report doesn't ask for.

When we're done, the completion report signs off the same lines with dated photos, set out the way DPS, mydeposits and TDS ask for evidence. Extras are what get challenged. There aren't any.

Every line referencedNothing addedDated photosItemised invoice
How Nothing Extra worksSample completion report (PDF)
Evidence, not outcomes. The adjudicator decides. We can't guarantee the result of any claim.One side per tenancy. Landlord or tenant, never both.
Work completion report EXAMPLE · SBPC-0142
4.3Scuffs to wall behind bedRepainted
6.1Oven not cleanedDeep cleaned
7.2Bath sealant mouldyReplaced
9.2Rear borders overgrownCleared
Defect tagged with yellow tape by a light switchWall with marks tagged for repairMarked walls and ceiling at check-outFinished, freshly decorated room
Our work

Bigger projects too.

After: the barn room with a new pale wood-effect floor Before: the same barn room with old orange terracotta tiles BEFOREAFTER
Drag to compareBarn conversion: old tiles out, new floor in

Renovations, refits and full redecorations, project-managed from start to finish. The same rule applies: an agreed scope, a fixed price, and a report at the end.

These are from our own portfolio. Landlords and property developers since 2005.

Planning something bigger?
Garden with deep flowering borders, lawn and a covered patio
Garden: borders, lawn and patio
Open-plan kitchen with island in a new build
New build: kitchen
Timber-clad new build with planted borders and lawn
New build and planting
Brick barn with new full-height rear glazing
Barn renovation: new glazing
Redecorated lounge in neutral colours with new fire surround
Lounge redecoration
Rachel
photo

Rachel & Matt

Landlords and property developers since 2005. Now we look after yours.

Get a quote

Send the report. Get a scope.

LabourFixed per job
MaterialsSet rate per m²
Items bought for youAt cost
Anything not on the reportPriced separately, your OK first
Local travelIncluded
hello@swallowbarn.co.uk
01508 807003 · Message us on WhatsApp
Step 1 of 4

What do you need?

Questions

Quick answers

What is Nothing Extra?

We read the check-out report and send back a scope that references every line that needs work, priced. Nothing goes on it that the report doesn't ask for. The completion report then signs off the same lines with dated photos.

Do you write check-out reports?

No. An independent inventory clerk or the letting agent does that. We work to their report, which keeps our charges easy to check.

Where do you work?

Norwich and South Norfolk, including NR14 and NR18. Further out? Ask, and we'll quote travel up front.

Do you need to visit first?

Usually not. Photos and room sizes cover most jobs. Bigger work gets a visit.

Are you insured?

Yes, we're fully insured, and we'll send our certificate on request.

How do I pay?

We invoice when the job's done. Pay by card through the link on your invoice, or by bank transfer.

Will your evidence win my deposit dispute?

Nobody can promise that. The adjudicator decides. We promise a scope that sticks to the report, and clear, dated, itemised evidence of the work we did.

What if you find more work?

Each line on the scope has a fixed price. If we find something the report doesn't mention, we photograph it, price it as a separate extra and send it to whoever booked us. We only do it if they say yes.

Do you do gas, electrics or plumbing?

Not ourselves. We'll book a qualified engineer, let them in, wait while they work and lock up after. The visit goes in your completion report.