Eviction Cleanouts: Pricing, Legal & PM Guide
Every day a unit sits full is $30–$65 in lost rent. Fast-turnaround eviction cleanouts keep your PM clients happy and your trucks booked weekly.
Last updated: Mar 2026
Pricing Tiers
What to charge based on spa size and access complexity.
Studio / 1-Bedroom
$300–$800
checkFull contents removal from all rooms and closets
checkTenant-owned appliance clearing where applicable
checkBroom-clean finish so PM can show unit immediately
checkBefore and after photo documentation for PM records
arrow_upwardCharge high-end: Charge $700–$800 when you encounter hoarding-level volume, heavy water damage, mold on surfaces, biohazard such as pet waste or rotting food, or when contents weigh significantly more than a typical studio — these conditions add 1–2 extra crew-hours and increase dump tonnage fees by 30–50%.
2-Bedroom
$500–$1,200
checkFull apartment clearing including all rooms, closets, and storage areas
checkHeavy item removal — couches, mattresses, dressers, box springs
checkTypically 1–2 full truck loads at 3–4 cubic yards each
checkBroom-clean finish with debris-free floors and counters
arrow_upwardCharge high-end: Hit the $1,000–$1,200 range when you find excessive debris piled in every room, heavy furniture on upper floors without elevator access, damaged contents like broken glass or soaked carpet, or when the unit requires three or more crew-hours and multiple dump runs — always quote the surcharge before starting work.
3-Bedroom+ / House
$1,000–$3,000+
checkFull property clearing including all living spaces, bathrooms, and kitchen
checkGarage, shed, yard, and porch clearing if applicable
checkTypically 2–3 full truck loads, sometimes 4 for heavily packed homes
checkBroom-clean all rooms and sweep garage slab
arrow_upwardCharge high-end: Price above $2,500 for hoarding-level homes where contents reach ceiling height in multiple rooms, biohazard situations involving animal hoarding or human waste, multi-level properties with no elevator, or homes with attached structures like workshops or finished basements packed floor to ceiling — these jobs can consume 6–8 crew-hours and $200+ in dump fees alone.
Commercial Unit / Office
$800–$2,500+
checkFull commercial space clearing of furniture, equipment, and inventory
checkCubicle tear-down and removal if present
checkLarge-item handling — desks, filing cabinets, commercial shelving
checkBroom-clean for landlord walkthrough
arrow_upwardCharge high-end: Exceed $2,000 for large retail spaces or warehouses with heavy commercial equipment, multi-room office suites with built-in cabinetry, or any space requiring dumpster staging and multiple days of clearing — commercial evictions also carry higher insurance exposure so verify your GL covers commercial property.
Pre-Quote Checklist
Property managers value speed and predictability above all else. Build a rate card by unit size, add surcharges for condition severity, and quote in under 60 seconds. PMs who manage 50+ doors do not have time for custom estimates on every unit.
Unit type and size
Studio, 1BR, 2BR, 3BR+, or commercial — flat rate by unit size is preferred by PMs because it simplifies budgeting and lets them approve work without a site visit.
Eviction legally complete?
Confirm the eviction process is fully finalized and the PM has legal possession. State laws on abandoned tenant property vary — some states require 15–30 day holding periods before disposal is permitted.
Condition severity
Standard abandoned contents or severe — damage to walls and floors, hoarding with stacked debris, biohazard like animal waste or needles. Severe warrants a 50–100% surcharge. Ask the PM for photos before dispatching.
Appliances and fixtures
Always confirm which appliances belong to the property — fridge, stove, dishwasher, washer/dryer hookups. Only remove tenant-owned items. Accidentally hauling a landlord's $900 refrigerator wipes your margin on the job.
Turnaround deadline
PMs lose $30–$65 per day in vacancy cost. Same-day service commands a $100–$200 premium they will pay without hesitation. Ask upfront: when do you need this done by?
Access and logistics
Floor level, elevator availability, parking for your truck, gated community access codes, and lockbox or key handoff. Upper-floor units without elevators add 20–30 minutes of carry time — factor that into your quote.
Post-cleanout scope
Does the PM want broom-clean only or full deep clean including walls, baseboards, and appliance interiors? Deep clean adds $200–$500. Clarify scope before you arrive so your crew brings the right supplies.
Equipment & PPE
REQUIRED
Hand trucks and furniture dollies
Essential for moving heavy dressers, couches, and mattresses efficiently. A convertible hand truck handles 80% of eviction contents. Budget $80–$150 per truck.
Heavy-duty contractor trash bags (3-mil)
Eviction contents are mixed and heavy — loose clothing, kitchen items, broken glass. Standard bags rip immediately. Buy 3-mil 42-gallon bags in bulk at $0.35–$0.50 each.
Broom, dustpan, and basic cleaning supplies
Every eviction cleanout ends with broom-clean floors. Carry a push broom, corn broom, dustpan, all-purpose spray, and paper towels. Costs under $40 and sets you apart from haulers who just dump and leave.
Appliance straps and moving blankets
Protects doorframes and hallway walls when moving heavy items. One gouge in a property hallway costs $150–$300 to repair and damages your PM relationship permanently.
Pry bar and basic tool kit
For detaching tenant-installed shelving, curtain rods, and wall mounts. Carry a flat pry bar, Phillips and flathead screwdrivers, adjustable wrench, and pliers in a small bag.
RECOMMENDED
Tyvek suits (disposable)
Required for severe condition units with animal waste, mold, or heavy soiling. Buy in bulk at $5–$8 per suit. Your crew will refuse to enter bad units without them — and they should.
Industrial disinfectant spray
Hospital-grade quaternary ammonium or bleach solution for basic sanitization after clearing severe units. Costs $15–$25 per gallon. Not a substitute for professional remediation but shows PMs you go beyond basic hauling.
Portable work lights
Evicted units frequently have power shut off. Two battery-powered LED work lights at $25–$40 each let your crew work safely and spot hazards in dark rooms, closets, and garages.
Folding utility cart
Speeds up loading loose items from upper-floor units where a hand truck is too bulky for narrow hallways. A $60 collapsible cart saves 15–20 minutes per load.
shieldN95 respirators for all crew on severe condition units — dust, mold spores, and animal dander are guaranteed
shieldCut-resistant gloves (Level A4 minimum) — broken glass, nails, and sharp debris are common in eviction contents
shieldSteel-toe boots with puncture-resistant soles — eviction floors often have exposed nails, screws, and broken items
shieldSafety glasses or goggles for overhead clearing and dusty environments
shieldDisposable shoe covers for PMs who want you to protect freshly cleaned hallway carpet in multi-unit buildings
Step-by-Step Workflow
Execute the job safely and efficiently every time.
Verify legal authorization
Confirm with the PM or landlord that the eviction process is legally complete and they have lawful possession. Request a signed work authorization form. In most states, this means the constable or sheriff has already executed the writ of possession. Never take verbal-only authorization — written protects you if the tenant disputes.
do_not_disturbDon't proceed if: Eviction not legally finalized or tenant still has legal right to the property — removing contents prematurely exposes you to theft charges, civil liability, and PM relationship destruction
Walk the unit with the PM
Identify every property-owned appliance and fixture that stays — fridge, stove, dishwasher, washer/dryer, HVAC units, built-in shelving. Mark tenant items for removal. Note condition severity. Take photos of all rooms, closets, garage, and yard before touching anything. This 10-minute walkthrough prevents $500+ mistakes.
do_not_disturbDon't proceed if: PM cannot clearly identify which items are property-owned versus tenant-owned — get it in writing before you start
Assess and stage
Evaluate total volume and weight. Identify any items that need special handling — mattresses with bed bugs, electronics with lithium batteries, paint cans, or refrigerators with food still inside. Stage donatable items near the door if your route passes a donation center. Separate recyclable metals — a truck bed of scrap metal can offset $20–$40 in dump fees.
Clear all tenant property room by room
Work systematically from the back of the unit forward. Bag all loose items in contractor bags. Move heavy furniture to the truck first while crew energy is highest. Clear closets, cabinets, and storage areas completely. Check attic access panels and under sinks. PMs will call you back if they find a single bag of trash in a closet — and you will eat that trip cost.
Broom-clean and inspect
Sweep every room, hallway, closet, and the kitchen and bathroom floors. Wipe counters and appliance exteriors if deep clean is in scope. Remove all wall nails and hooks if the PM requests it. The unit should look ready for a showing — not just empty. Walk the entire unit one final time to catch missed items behind doors, inside cabinets, or on high shelves.
Before/after photo documentation
Capture matching-angle photos of every room, the kitchen, each bathroom, closets, garage, and exterior. Upload directly to the job record. PMs use these photos for tenant damage claims, security deposit disputes, and insurance filings. Operators who provide clean documentation get preferred vendor status — PMs tell us this is the number one differentiator.
Invoice and follow up
Send the invoice same-day with photos attached. Reference the rate card so there are no surprises. Follow up within 48 hours asking if the PM has any other units that need clearing. One eviction cleanout done well is worth $5,000–$20,000 in annual recurring revenue from that single PM relationship. Always leave a stack of rate cards at their office.
Disposal Options & Costs
MSW landfill
DEFAULTStandard destination for most eviction contents — furniture, clothing, household items, and general debris. Weigh your truck before and after to track actual tonnage and avoid overpaying flat-rate dump fees. Most eviction cleanouts generate 1–3 tons depending on unit size.
Donation drop-off
Divert usable furniture, clothing in good condition, and working small appliances to Goodwill, Salvation Army, or local shelters. Reduces dump fees by $30–$60 per job and gives you a donation receipt. Schedule drop-offs along your route so you are not making a separate trip.
Scrap metal recycling
Separate bed frames, metal shelving, appliance housings, and miscellaneous ferrous and non-ferrous metals. Scrap yards pay $0.04–$0.12/lb for mixed ferrous and $0.80–$1.50/lb for clean copper or brass. A single eviction can yield $15–$50 in scrap revenue on top of dump fee savings.
When to Decline the Job
Walk away from these. The margin isn't worth the risk.
Eviction not legally complete — removing tenant property before the writ of possession is executed exposes you to criminal theft charges and civil lawsuits in every state
Biohazard conditions such as human waste, used needles, animal hoarding with feces, or decomposition — these require licensed biohazard remediation crews with OSHA bloodborne pathogen training
Tenant still present, claiming occupancy, or physically on the property — do not engage, leave immediately, and let the PM resolve with law enforcement
PM wants you to store tenant property indefinitely without a clear storage timeline or written disposal authorization — you become liable for that property the moment it is in your possession
Structural damage making the unit unsafe — collapsed ceilings, exposed electrical wiring, compromised flooring. Your crew's safety is worth more than any cleanout fee
Why This Job Is Profitable
Standard eviction cleanouts yield 55–65% gross margins — a $750 two-bedroom job costs roughly $260–$340 in labor ($18–$25/hr × 2 crew × 3 hours), $55–$80 in dump fees, and $35–$50 in fuel and truck wear, leaving $280–$400 in gross profit.
One property management company with 50–100 doors generates 10–25 eviction cleanouts per year at $500–$1,200 each — that is $5,000–$20,000+ in annual recurring revenue from a single relationship with zero marketing spend after the first job.
Same-day and next-day premiums of $100–$200 per job add pure margin because your fixed costs (labor, fuel, dump fees) remain identical — PMs pay the premium gladly because every vacant day costs them $30–$65 in lost rent.
Rate card pricing eliminates per-job quoting overhead entirely — PM calls, references the unit size, you dispatch the crew and invoice the flat rate. This saves 15–20 minutes per job in estimating time and reduces accounts-receivable disputes by 80%.
Donation and scrap diversion offset 20–35% of dump fees per job — a crew that routinely separates metals and donatable furniture saves $1,200–$2,500 per year in disposal costs across a typical 40–60 eviction cleanout volume.
Key Insight
Eviction cleanouts are the most reliable recurring revenue stream in junk removal. They are recession-resistant — eviction volume actually increases during economic downturns. One PM relationship that trusts your speed and consistency generates $5,000–$20,000+ annually with zero paid marketing. Build five PM accounts and you have $25,000–$100,000 in baseline annual revenue before you spend a dollar on Google Ads.
Common Margin Leak
The biggest margin leak is not charging urgency premiums. If a PM calls at 8 AM needing a unit cleared by 3 PM, that is same-day service worth $100–$200 extra. One operator in Dallas told us he left $8,400 on the table in a single year by not charging same-day premiums across 42 rush jobs. The second leak is eating callback trips — if your crew misses a closet or leaves debris behind a door, you are sending a truck back for free. A thorough final walkthrough takes 5 minutes and eliminates $75–$150 callback costs.
Insurance & Liability
General Liability
Standard general liability insurance ($1M/$2M) covers eviction cleanouts. Your primary risk exposures are property damage to the unit itself — gouged doorframes, damaged flooring, broken fixtures — and accidental removal of property-owned appliances. Many PMs require a Certificate of Insurance naming them as additional insured before they will add you to their vendor list. Budget $1,200–$2,400/year for GL depending on your revenue volume.
Demolition Exclusion
Demolition exclusions typically do not apply to standard eviction clearing. However, if the PM asks you to tear out carpet, remove built-in cabinetry, or strip flooring, verify your policy covers light interior demolition. Some GL policies exclude any structural modification — even pulling carpet nails. Check with your agent before quoting demo add-ons.
Workers Comp
Workers compensation insurance is required for all W-2 employees in every state. Eviction cleanouts carry elevated injury risk — heavy lifting in cramped spaces, exposure to mold and animal waste in severe units, and puncture hazards from hidden nails and broken glass. Expect workers comp premiums of $0.08–$0.14 per dollar of payroll for junk removal classification codes. Severe-condition units increase claim frequency by roughly 25%.
Critical: 240V Electrical
Never disconnect or remove hardwired appliances such as built-in dishwashers, garbage disposals, hardwired stoves, or HVAC units. These are property-owned fixtures and disconnecting them can cause electrical damage or void the property's warranty. If a PM asks you to remove a hardwired appliance, refer them to a licensed electrician or appliance installer and document the referral in your job notes.
Operator Tips
Know your state's tenant property law cold
Some states like California require landlords to hold abandoned property for 15–18 days and send written notice before disposal. Others like Texas allow immediate removal once the writ of possession is executed. Verify the PM has complied with their state's timeline before you touch anything. Getting this wrong cost a Phoenix operator $6,800 in a tenant lawsuit in 2024.
Build a printed rate card and leave it everywhere
Studio: $350. 1BR: $500. 2BR: $750. 3BR+: $1,200. Severe condition: +50–100%. Same-day: +$100–$200. Print 50 laminated cards and leave them at every PM office, real estate office, and apartment leasing desk in your market. One $12 stack of rate cards generated $14,000 in first-year revenue for a two-truck operator in Tampa.
Same-day availability wins the account
Property managers need the unit cleared yesterday. The operator who answers the phone at 8 AM and has a crew onsite by noon wins repeat business for years. Block 2–3 open slots per week specifically for PM rush work. Reliable same-day availability is how you beat competitors who quote lower but schedule a week out.
Before/after photos on every single job
PMs use your photos for tenant damage claims, security deposit disputes, and insurance filings. Upload matching-angle shots of every room directly to the job record using ScaleYourJunk's driver portal. This single habit differentiates you from 90% of junk haulers and is the number one reason PMs cite for choosing a preferred vendor.
Cross-sell deep cleaning and carpet removal
After clearing a unit, offer deep cleaning ($200–$500) and carpet tear-out ($75–$200 per room). Many PMs outsource these to separate vendors, adding days to their vacancy timeline. If you can do cleanout plus deep clean in one visit, you save the PM 2–3 days of vacancy and add $200–$500 in revenue per job at 60–70% margins.
“ScaleYourJunk's CRM tags property manager accounts with custom rate cards so your office staff quotes in seconds. Same-day dispatch assigns the nearest available crew with one tap. Before/after photos upload from the driver portal and attach directly to the job record — PMs can access them from the customer tracking link. Growth plan adds QuickBooks sync so every PM invoice reconciles automatically, plus per-truck P&L to see which crews are most profitable on eviction routes.”
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Eviction Cleanouts: FAQ
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Same-day dispatch, rate card pricing in your CRM, and before/after photos from the driver portal — everything you need to become a PM's preferred vendor.
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