What a move-out clean of the soft furniture covers
A furnished Makati condo changes hands with an inventory attached: sofa, dining chairs, beds, rugs. This page covers the soft items on that list. We run hot-water extraction on fabric upholstery, mattresses and rugs inside the unit. Floors, windows, the kitchen and the bathrooms sit outside what we do. If the handover calls for a full move-out clean of the whole unit, that is a different service and a separate contractor.
Work out who is paying and which pieces are included before anyone books. The outgoing tenant, the landlord and the incoming tenant often each hold a different idea of the scope. Agreements vary, so read your own contract and the inventory attached to it, then put the agreed list in writing. A single message naming each piece and the person settling the invoice saves an argument on the day the keys move.
Our price list gives the figure per piece: armchair ₱2,400, two-seater ₱3,100, three-seater ₱3,900, L-shaped ₱5,400 to ₱7,900. Single mattress ₱2,400, queen ₱4,700, king ₱5,500. Rugs are ₱360 per square metre for standard pile. Minimum order is ₱3,000, and travel is included in Century City, Rockwell and Salcedo.
What a handover inspection looks at
Both sides walk the unit with the inventory and check each item against it. For the soft furniture the usual points are the seat and arm surfaces, the top of every cushion, the side of the piece that faces the window, the mattress surface and its sides, and the rug where chairs sit and where feet enter the room.
Inspectors look for marks that stand out against the rest of the piece, for odour, for damage to seams and fibres, and for anything missing from the list. A cushion with a flattened centre and a cushion with a coffee mark read as two separate findings. One is a change from use. The other may respond to cleaning.
Go through the pieces yourself a week before the walk-through, inventory in hand, and write down what you find for each item. That list is what you send when you ask for a quote, and it is what the other side reads during the inspection. The inventory and your notes should describe the same furniture.
Photograph the condition and keep the dates
Photographs settle more handover questions than descriptions do. Take them in daylight, curtains open and room lights on. For each piece: one frame of the whole item, one of each seat, and a close frame of any mark. Hold a coin or a ruler beside a small mark so its size is readable later.
Keep the file dates intact. Phone photographs carry a timestamp, so send originals rather than screenshots or forwarded copies that strip it. Put the set in one folder named for the unit and the date, and share that folder with the other side instead of trickling images through chat.
Repeat the whole set after the clean, in the same light and from the same positions. A before-and-after pair taken from one spot shows what the visit changed, and where a mark remains it shows that the mark was there beforehand and survived treatment. Our page on preparing a condo unit for cleaning covers what to clear before the appointment so the photographs are not full of boxes.
Which marks cleaning can address, and which are wear
Hot-water extraction lifts soil and many water-soluble spills out of fabric. Food, drink, body oils on a headrest and general dulling across a seat respond often. Mattresses and rugs follow the same pattern.
Other changes stay after the visit. Dye loss from bleach or a household cleaning product, fading along the window side, pile crushed flat under a table leg, fibre abrasion on an arm, a tear, a burn, ink and some dyes. These sit inside the fabric structure rather than on it. Our guide to stains cleaning cannot remove works through the usual ones.
Draw that line in writing before the work starts, with both sides reading it. Send us the photographs and we will say which items we expect to improve and which we expect to stay as they are. The reply gives everyone the same expectation ahead of the walk-through. What your agreement says about a mark that remains is for the two sides and the contract to settle between them; we can report only what the fabric did under the machine.
Sequencing the clean against the move-out date
The order that works: empty the unit of personal belongings, clean the soft furniture, run the general clean of floors and surfaces, then hold the inspection. Cleaning a sofa in a room still full of boxes means working around them and moving them twice.
Most Makati condo buildings require a work permit for contractors and a booking for the service lift. Ask administration what they need and how much notice: which forms, the hours when work is allowed, whether a Sunday is possible, and who signs. Settle this before you fix the appointment, because the permit window decides the date more often than our diary does.
Leave drying time inside the schedule. Fabric upholstery and mattresses hold moisture after extraction, and a unit with the air conditioning switched off dries slowly. Book the visit at least a full day ahead of the walk-through, then leave the air conditioning running and the bedroom doors open. A mattress still damp at the inspection reads as a problem even when the work went well.
Our workmanship guarantee is 48-hour correction. If the finish on an agreed piece is wrong, tell us within 48 hours and we come back to correct it. That window is another reason to book ahead of the handover rather than on the morning of it.
What a new tenant should check before the first night
Moving into a furnished unit, inspect the soft furniture before you sleep in it. Beds first. Strip the sheets, look across the mattress surface and down its sides, and smell it close up. A mattress carries the previous occupant's use in a way a sofa does not, and mattress cleaning is the item new tenants ask for most.
Then the sofa and chairs: sit on each seat, press the cushions, lift them and look underneath and along the back. Then the floor coverings, where rug and carpet cleaning applies if the pile holds grit or smells of the last tenant's cooking.
Photograph what you find on the day you receive the keys, before anything of yours goes on the furniture, and send the set to whoever handed over the unit that same week. If the previous clean was skipped and you want the pieces done, sofa and upholstery cleaning inside the unit takes a morning for most sets. Agree in writing who settles that invoice before you book it.
Questions about move-out furniture cleaning
Who pays for the furniture cleaning at handover?
That belongs in your agreement and in the conversation between the two sides. Read the contract and the inventory, then agree the list of pieces and the payer in writing before the work is booked. We invoice whoever books us and can address the receipt to either side.
Will a cleaning receipt settle a dispute about condition?
It records that the work was done, on which pieces and by which method. It does not decide what your agreement requires of either side. Pair it with the dated before-and-after photographs and the written list of pieces agreed beforehand. That set is what a sensible discussion runs on.
Can you do the whole unit on move-out day?
We clean the soft furniture: fabric upholstery, mattresses and rugs. Floors, windows, the kitchen and the bathrooms need a general cleaning contractor, which is a separate booking. Put the furniture ahead of the general clean, and both ahead of the inspection.
How much notice do you need for a handover date?
Tell us the date early, with the building and the list of pieces. The permit and lift booking usually set the constraint. Send the list and the photographs through our contact page and we will confirm what fits before the walk-through.