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The property is in a reasonable state. It's not perfect. There are dirty kick boards in the kitchen, dust, marks on the wall and the oven as always has taken a hammering.
In an ideal world I probably would get the decorators round, after all it's been 3 years since the tenant moved in and the place is looking a little tired. A good compromise in my mind is a thorough clean. I'm not around so I'm toying with paying for a thorough house clean. It may be a £100+ but it's often amazing how a little bit of buffing transforms the look and feel of a place. What are other landlords views on their cleaning regime following a tenant check out? To clean or not to clean that is the question.
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Of course clean....particularly carpets and ovens/hobs and tiles. It will also show up any areas where grout might be loose and cause of future woes with water ingress.
I have in the AST that tenant will return property with a proper 'End of Tenancy Cleaning.'
If you want a good tenant who will respect the property, then do not give them something that already is looking the worse for wear. If need to paint - do it. It will pay for itself in the long term.
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