2026 Addison, TX move-out cleaning guide for furnished and corporate leases: $200-$500 flat rate, inventory checks, and what returned as received really means
Addison is small - a little over four square miles - and almost nothing about its housing looks like the suburbs around it. Instead of subdivisions it has density: apartments and townhomes making up most of the residential stock, a restaurant district packed into a few blocks, and Addison Airport sitting in the middle of it. It is a town built to be convenient to the Tollway and to be lived in by people whose reason for being here is work.
That combination produces a housing pattern you do not see much elsewhere in the metroplex: a real supply of furnished units on short leases. Six months. A project cycle. A relocation package while a family decides where to buy. A consultant on an engagement. Sometimes the resident signed the lease themselves; often a company signed it and the resident simply lives there.
Furnished changes the move-out entirely. In an unfurnished rental, everything in the home is yours and it all leaves with you, and what gets inspected is the empty shell. In a furnished rental, most of what is in the home belongs to somebody else, it stays exactly where it is, and what gets inspected is not an empty shell but a list.
As of August 2026, a move-out clean in Addison is $200 to $500 as one flat rate quoted before anything starts. This guide is about the specific version of that job when the sofa was never yours.
The Inventory Is the Real Document
Every furnished lease comes with some form of furnishings schedule - an inventory, an inclusion list, a condition report, sometimes photographs taken at handover. You may have signed it, initialed it, or received it as an attachment you never opened. It exists either way, and at move-out it is the document that actually governs.
This is the structural difference. In an unfurnished lease, the standard is a condition ("good condition, less normal wear and tear") applied to a space. In a furnished lease, the standard is that same condition applied item by item, against a list. Each line gets checked. Present or missing. Damaged or not. Clean or not.
Find that document before you plan your move-out. It tells you three things you cannot guess: exactly what the landlord believes is in the unit, what condition it was recorded in at the start, and whether anything on it is small enough to have been moved, borrowed, put in a closet, or quietly thrown away over six months. That last category - the missing barstool, the second set of towels, the drawer organizer, the remote - accounts for more furnished-lease disputes than damage does.
Some furnished leases also require professional cleaning at handover and ask for a receipt. Check whether yours does, because that is a specific obligation rather than a general one, and a receipt is easy to produce if you know in advance and impossible to produce afterward.
What Returned As Received Means When You Did Not Own It
"Returned as received" is a reasonable-sounding phrase that hides a genuine ambiguity. You cannot return a sofa in the condition you received it if you sat on it every day for eight months. Nobody expects otherwise. Normal wear and tear applies to furnishings the same as it does to a building - Texas state law lets a landlord deduct for damage beyond ordinary wear, not for the ordinary wear.
The practical line falls roughly here.
Ordinary use is fine. Cushions that have softened, a mattress that has been slept on, a dining chair with the finish slightly dulled on the arms, carpet compressed where the bed stood. These are what happens when a furnished unit is lived in as intended.
Contamination is not. A stain on upholstery, a burn on a countertop, a ring on a wood surface, odor in soft furnishings, or grease that has gone from residue to buildup. These are events rather than the passage of time, and they are what a furnished-lease inspection is looking for.
Absence is the worst category. A missing item is not a condition question at all - it is a replacement, priced at replacement cost, and it is the least defensible thing to be caught by.
What a move-out clean does in this context is address the second category and remove any doubt about the first. A furnished unit that has been thoroughly cleaned presents as a unit that was lived in carefully. The same unit uncleaned presents as one that was not - even when the underlying condition is identical.
The Inventory Line by Line
Here is the general shape of a furnished-unit handover check, and where your control actually sits.
| Furnished-lease item | What is checked at handover | What the outgoing resident controls |
|---|---|---|
| Upholstered seating | Present, stains, odor, tears, cushions accounted for | Cleanliness and reporting damage early rather than at handover |
| Beds and mattresses | Present, staining, protector in place if one was supplied | Keeping the supplied protector on and returning all bedding listed |
| Case goods - tables, dressers, desks | Present, rings, scratches, drawers and hardware intact | Surface cleaning, coasters, not relocating pieces between rooms |
| Kitchenware and small appliances | Counted against the list, condition, all pieces present | Full count returned, everything cleaned, nothing lent out or discarded |
| Linens and towels if supplied | Counted, stained or missing items noted | Laundering and returning the full count as listed |
| Landlord-owned appliances | Interiors, seals, filters, functioning | Cleaning interiors - oven, refrigerator, dishwasher, microwave |
| The unit itself - floors, baths, kitchen surfaces | Same standard as any lease | The full move-out clean |
| Anything you added yourself | Removal, plus any wall or surface marks left behind | Taking it all out and addressing what it left |
The last row deserves emphasis because it is the one people forget. A furnished lease means you brought little - which makes the few things you did bring easy to overlook. Mounted shelves, a TV bracket, adhesive hooks, a rug, a second monitor stand, items in a closet. Everything you brought leaves, and any marks left by things you mounted are yours.
The kitchenware row is the second most common failure. A furnished kitchen is inventoried down to the piece. Over six months, plates break, a pan gets scorched, a set gets separated. That is normal and it is cheap to resolve if you notice it before handover and far more expensive if the property manager does.
The Cleaning Scope in a Furnished Unit
The unit itself gets the same treatment as any move-out: the whole interior, to walkthrough standard. Kitchen including appliance interiors, all bathrooms, floors, closets, baseboards, window interiors and tracks, fixtures and switch plates.
What differs is that the furniture stays, so the crew works around it rather than after it. That has two consequences worth planning for.
Say what is staying. Our standard assumption for a move-out is an empty home, and an empty home is a different job from a furnished one. Tell us at the quote stage that the unit is furnished and roughly what is in it. It is not an obstacle - it just needs to be in the plan rather than a surprise on the day.
Furnished units concentrate the work in the kitchen and bath. With less floor to cross and less closet to reach, the scope tilts toward the two rooms that carry the most residue. In a compact kitchenette that means the range or cooktop, the hood or microwave filter above it, the backsplash, the interior of a smaller refrigerator including the seals, and cabinet interiors that are inventoried and therefore opened.
There is also the question of soft furnishings. Upholstery and mattress cleaning are specialist services, distinct from a move-out clean, and a stain in a sofa is not a general-cleaning problem. If something on your inventory has an issue, raise it with the landlord or the housing provider early rather than hoping a cleaner resolves it at the end.
The move-in/move-out service page covers the standard scope, apartment cleaning is the right entry point for a compact unit, and the move-in apartment checklist is useful for the other end of the same transition.
Who Actually Pays for the Clean
This is the question that most often goes unasked until the last week, and the answer determines whether you need to arrange anything at all.
A corporate-held lease with a serviced package. If your employer or a relocation provider signed the lease and the package includes cleaning at exit, it may already be arranged - or it may be assumed by everyone and booked by nobody. Ask the housing coordinator specifically: is an exit clean included, is it scheduled, and does anyone need a receipt. "It is probably covered" is not an answer worth relying on in the last week of an assignment.
A corporate-held lease without a cleaning line. Common. The company holds the lease and pays rent, but exit cleaning was never scoped. Whoever is on the hook depends on your relocation policy, and if it is you, this is straightforward to expense with a flat-rate invoice - which is another argument for a quoted number rather than an hourly total nobody can pre-approve.
A lease you signed personally. Then it works like any other move-out. Your deposit, your booking, your receipt.
In all three cases, get the receipt and keep it with your photos. A furnished handover generates more disputes than an unfurnished one simply because there are more items to disagree about, and documentation resolves them quickly.
Speaking of which: photograph everything after the clean and before you hand over keys. Every room, the interior of every appliance, cabinet interiors with the inventoried items visible and counted, and each significant furnishing. On a furnished lease this is not paranoia - it is the only proof that the count was complete and the condition was good when you left.
Booking an Addison Move-Out
To quote we need bedrooms, full and half baths, approximate square footage, and - the important one here - whether the unit is furnished and staying furnished. If it is a compact one-bedroom or a studio with a kitchenette, say so; the scope is different from a house and the quote reflects it. Also tell us how access works, since many Addison buildings are controlled-entry and the crew may need a code, a fob, or someone to meet them.
What comes back is one flat rate inside the $200 to $500 range, agreed before anyone starts. Not an hourly meter that reveals the total when the crew is packing up - which is impossible to get pre-approved by a relocation coordinator - and not a call-for-pricing runaround that makes it impossible to compare providers at the end of an assignment. Laura Maid Services has cleaned across DFW since 2003, we are insured and bonded, and every cleaner is background-checked, which matters when a crew is entering a furnished unit full of somebody else's property.
Call (682) 201-2909 or email info@lauramaidservices.com with your handover date and access details. You can also start from the Addison cleaning services hub or the Addison move-in/move-out page. Staying in the area on a new lease? Dallas move-in/out and Farmers Branch are covered too, and if the next place is a longer stay, the recurring versus one-time cleaning guide explains how ongoing service compares.
Frequently Asked Questions
Do I clean the landlord's furniture or just the unit?
The move-out clean covers the unit and the surfaces of what is in it - dusting and wiping furnishings, cleaning appliance interiors, kitchen, baths, floors, and windows. What it does not cover is specialist work on soft goods: upholstery shampooing and mattress cleaning are separate services. If something on your inventory is stained or damaged, raise it with the landlord or housing provider early rather than at handover.
What happens if an inventoried item is missing?
Missing items are handled as replacements at replacement cost, not as a condition question, and they are the most common furnished-lease charge. Do a full count against your furnishings schedule at least a week before handover - kitchenware and linens are where counts usually go wrong. Finding a gap early gives you time to resolve it; finding it at the walkthrough does not.
My company holds the lease. Am I responsible for the cleaning?
It depends entirely on your relocation policy and whether an exit clean was scoped into the housing package - and often it was assumed by everyone and booked by nobody. Ask your housing coordinator directly whether cleaning at exit is included and whether it is already scheduled. If it falls to you, a flat-rate invoice in the $200 to $500 range is straightforward to submit for reimbursement.
Is a furnished unit cheaper to clean than an empty one?
Not necessarily. There is less floor to cross and fewer empty closets to reach, but the crew works around furniture rather than through open space, and the kitchen and bathrooms carry proportionally more of the scope. It is still quoted as one flat rate in the $200 to $500 range - just tell us up front that the unit is furnished so the plan matches the job.
How much notice do you need for a short-term lease ending?
As much as you can give, but short assignments often end on short notice and we understand that. Handover dates in corporate housing tend to be firm and tied to an inspection appointment, so book as soon as your date is confirmed rather than waiting for the last week. Month end is the hardest window to secure anywhere in DFW, since that is when most leases end.
Should I take photos even though the furniture is not mine?
Especially because it is not yours. Photograph every room after the clean and before handover, including appliance interiors and cabinet interiors with the inventoried items visible so the count is documented. A furnished handover creates more room for disagreement than an unfurnished one, and photos plus your cleaning receipt resolve most of it quickly.