Rental property clean out services remove all belongings, trash, and debris from a unit so it is ready for the next tenant or for sale. These services are typically hired when a tenant moves out, passes away, or is evicted, and the property is left full of furniture, personal items, or waste that the landlord cannot or should not handle alone.
Why You Might Need a Clean Out Service
Most landlords assume a standard cleaning crew can handle a vacated unit, but a clean out is a different job. A clean out involves removing the contents of the property, not just wiping surfaces. You might need one when:
- A tenant abandons the unit and leaves furniture, appliances, and boxes.
- An eviction ends with the sheriff removing belongings to the curb or a storage area.
- A family member passes away and the rental is full of a lifetime of possessions.
- A hoarding situation leaves the unit unsafe to enter without protective gear.
- A landlord buys a distressed property that is filled with junk from previous occupants.
In these cases, the physical volume of stuff is too large for a regular maid service, and the items may be heavy, hazardous, or emotionally difficult to handle. A clean out company brings a crew, a truck, and the tools to haul everything away in one visit.
What a Clean Out Service Actually Includes
Services vary by company, but a standard residential clean out includes the following tasks:
- Interior removal: All furniture, clothing, books, kitchenware, electronics, and personal items are carried out of the unit.
- Debris and trash removal: Bagged garbage, loose trash, and broken items are collected and removed.
- Appliance removal: Refrigerators, stoves, washers, dryers, and water heaters are disconnected (if safe) and hauled away.
- Yard and exterior clean out: Many services also remove trash, old furniture, and debris from balconies, patios, garages, and sheds.
- Sweeping and basic cleanup: After the heavy lifting, the crew sweeps the floors and may wipe down surfaces, but this is not a deep clean.
Most companies do not include hazardous waste like paint cans, chemicals, or asbestos-containing materials. They also usually do not remove items that require special permits, such as large hot tubs or built-in safes. You need to ask about these separately.
How the Process Works
The typical flow is straightforward. First, you contact a company and describe the size of the property and the amount of stuff. They may ask for photos or a video walkthrough to give an accurate quote. Some companies offer a flat rate based on the number of rooms or the size of the truck needed; others charge by the hour per crew member.
On the scheduled day, the crew arrives with a truck, dollies, and hand trucks. They work through the unit systematically, usually starting with the largest items. After the truck is full, they take the load to a landfill, donation center, or recycling facility. Some services sort items for donation on your behalf, but that adds time and cost. Once the unit is empty, the crew does a final sweep and you inspect the space.
If you are dealing with an eviction, check your local laws. In many jurisdictions, you must store the tenant’s belongings for a certain number of days before disposing of them. A clean out company cannot bypass that legal requirement, so you may need to arrange temporary storage first.
How to Choose a Clean Out Service
Not all junk removal companies are the same. Before you hire one, ask these questions:
- Are you insured and licensed? This protects you if a worker is injured on your property or if your building is damaged.
- Do you sort for donations? Some companies automatically donate usable items, which can reduce landfill waste and may give you a tax deduction (ask your accountant).
- What is your disposal method? Confirm they take items to a licensed landfill or recycling center, not an illegal dump site.
- Do you charge extra for stairs or long carries? If the unit is on the third floor with no elevator, the price may increase.
- What is your cancellation policy? You may need to reschedule if a tenant changes their move-out date.
Get at least three written quotes. Be wary of any estimate that seems far lower than the others—it may not include disposal fees or labor for heavy items.
Common Problems and Misconceptions
A frequent misconception is that a clean out service will also deep clean the unit. They will not. After the clean out, you will likely still need a professional cleaning crew to sanitize the kitchen, bathrooms, and floors. Another issue is hidden fees. Some companies charge a “fuel surcharge” or an “environmental fee” that is not in the initial quote. Ask for a detailed breakdown in writing.
Another problem is timing. If a tenant leaves on the last day of the month and your new tenant moves in the next day, you have almost no window for a clean out. Plan ahead and schedule the service at least two weeks in advance, especially during peak moving season (May–August).
Finally, do not assume the clean out company will handle biohazards. If the unit has human waste, blood, or mold, you need a specialized biohazard remediation service. Regular junk haulers are not trained or equipped for that.
Cost of a Rental Property Clean Out
Pricing depends on your location, the size of the unit, and the volume of items. As a general guide, you might pay:
- Studio or one-bedroom apartment: $200–$500
- Two- to three-bedroom house: $500–$1,200
- Large house or hoarding situation: $1,500–$3,000 or more
Hourly rates typically range from $75 to $150 per person per hour, with a two-person minimum. If the crew needs to make multiple trips to the dump, that adds time and cost. Some companies charge by the truckload, which can be $150–$600 per load depending on weight and disposal fees.
To save money, you can remove anything you want to keep yourself before the crew arrives. Also, ask if the company gives a discount for donating usable items instead of landfilling them.
Safety and Legal Considerations
Safety is a real concern in these jobs. The crew may encounter needles, broken glass, or unstable piles of furniture. Do not enter a hoarded unit without gloves and a mask. If you suspect the unit contains hazardous materials, such as methamphetamine residue or asbestos, stop and call a professional remediation service.
Legally, you must be careful about disposing of a tenant’s property. In most states, you cannot simply throw away items that have apparent value. You may need to give the tenant written notice and a specific number of days to retrieve their belongings. If you skip this step, the tenant could sue you for the value of the items. When in doubt, consult a local landlord-tenant attorney.
Alternatives to a Full Clean Out Service
If the unit is not completely full, you have cheaper options. You can rent a dumpster and do the work yourself, but that requires time and physical labor. You can also hire a junk removal company that charges by the item rather than the whole unit. Another option is to list usable furniture on a local buy-nothing group or sell it online, but that takes weeks and you still have to dispose of the rest.
For a landlord with multiple units, it may be worth building a relationship with a single clean out company. Some offer discounted rates for repeat customers or a monthly retainer for routine turnovers.
Template for a Clean Out Service Contract
Before hiring a service, use the following template to create a simple agreement. Fill in the blanks with your details.
| Field | Details |
|---|---|
| Property Address | _________________________ |
| Date of Service | _________________________ |
| Start Time | _________________________ |
| Service Provider | _________________________ |
| Contact Phone | _________________________ |
| Scope of Work | _________________________ |
| Estimated Cost | $_________________________ |
| Disposal Method | _________________________ |
| Special Instructions | _________________________ |
Sample (fictional): Property Address: 123 Oak Street, Springfield. Date: March 15, 2025. Scope: Remove all furniture and personal items from a 2-bedroom apartment. Estimated Cost: $650. Disposal: Donate usable items, landfill the rest.
Frequently Asked Questions
How long does a clean out take?
A standard one-bedroom apartment can be emptied in 2–4 hours with a two-person crew. A full house with heavy furniture may take a full day. Hoarding situations can take multiple days, so ask for a timeline estimate before booking.
Can I donate items from the clean out?
Yes, many companies will set aside usable items for donation to a charity like Goodwill or the Salvation Army. You may receive a receipt for tax purposes, but the tax deduction is only valid if you itemize. Ask the company if they provide a donation receipt.
What happens to items that are not donated?
They are taken to a licensed landfill or recycling center. Some companies also have partnerships with local recycling facilities for electronics, mattresses, and metal. You can ask for a disposal manifest if you need proof for your records.
Do I need to be present during the clean out?
It is recommended, especially for the first hour, to answer questions and point out items you want to keep. If you cannot be there, you can give the crew a written list of items to leave behind, but it is safer to be on site.
Can a clean out service handle biohazards?
No, standard clean out services are not equipped for biohazards like blood, human waste, or mold. You need a specialized biohazard remediation company that has the proper training and disposal permits. Using a regular service for these items is unsafe and often illegal.