Cleanout Cost by Property Type and Condition
| Property | Clean Condition | Average Condition | Poor / Hoarder |
|---|---|---|---|
| Studio / 1-BR apartment | $200–$450 | $400–$750 | $700–$1,400 |
| 2-BR apartment / condo | $350–$600 | $550–$950 | $900–$1,800 |
| 3-BR house | $500–$900 | $800–$1,400 | $1,200–$2,500 |
| 4-BR+ house | $700–$1,200 | $1,100–$2,000 | $1,800–$4,000+ |
Biohazard situations (sewage, animal waste, drug contamination) require licensed remediation and cost significantly more.
Cost Drivers for Landlords
- Furniture and appliances left behind: The primary cost driver — a fully furnished unit costs 2–3x more to clear than an empty one
- Property condition: Damaged walls, trash accumulation, and debris add labor time
- Access and location: Upper-floor units without elevators, gated communities, or rural locations add cost
- Hazardous materials: Paint, chemicals, propane tanks — some companies decline or charge a surcharge
- Biohazard situations: Animal hoarding, drug labs, or sewage require licensed remediation ($1,500–$10,000+)
Documenting for Security Deposit Deductions
- Photo documentation before removal: Timestamp photos of all items left behind and any damage
- Itemized receipt: Request a written receipt from the junk removal company listing services performed
- Written notice to tenant: Many states require written notice of deductions within 14–30 days of move-out
- Keep copies: Retain photos, receipts, and written notice for at least one year in case of small claims dispute
State Laws on Abandoned Tenant Property
Before disposing of items left behind, check your state's specific notice requirements:
- California: 18 days written notice; items valued over $700 must be sold at public sale
- Florida: 10 days for eviction, 15 days for abandonment; items can be disposed of or sold
- Texas: Reasonable time; items can be donated or disposed of after notice
- New York: Reasonable safeguard of property; 30-day notice period common
- All states: Consult a local landlord-tenant attorney for current requirements
How to Get the Unit Turn-Ready Quickly
For rental portfolio managers, speed matters. A proven same-day approach:
- Book junk removal crew for 8am
- Schedule cleaning crew for noon once junk crew confirms they're wrapping up
- Schedule carpet cleaning or flooring crew the following morning
- Re-list by end of day 2
Frequently Asked Questions
How much does it cost to clean out a rental property?
Rental property cleanout costs range from $200–$600 for a lightly furnished unit to $800–$2,000+ for a fully furnished house or a property left in poor condition. The main drivers are volume of items and property condition.
Can I deduct cleanout costs from a security deposit?
Yes, in most states you can deduct reasonable cleanout and cleaning costs from a security deposit if the tenant left items behind or caused damage beyond normal wear and tear. Document everything with photos and receipts.
What is the difference between junk removal and a property cleanout?
Junk removal companies haul away items. A full property cleanout may also include cleaning services. Many junk removal companies specialize in landlord cleanouts and can coordinate with a cleaning crew, but you typically hire them separately.
How fast can I get a rental property cleaned out?
Most junk removal companies offer next-day or same-day service. A standard 1–2 bedroom unit is typically cleared in 2–4 hours. Coordinating junk removal and cleaning on the same day means the unit can be ready to show within 24 hours.
What do I do with a tenant's belongings left behind?
Most states require landlords to provide written notice and a storage period (typically 15–30 days) before disposing of abandoned property. Check your state's specific requirements before removing or discarding anything.