Landlord Junk Removal in Polk County: Tenant Left It All

You open the door to your rental in Kissimmee or Poinciana and the tenant is gone but the couch, the mattresses, the broken dresser and forty bags of who-knows-what are not. The make-ready can't start until it's empty, and every day it sits is a day of rent you're not collecting. Here's how I handle turnover cleanouts for landlords and property managers, and what it costs.

One thing first. I'm a hauler, not a lawyer. Some of what a tenant leaves behind may have rules about how long you hold it and how you notify them. Ask your attorney or property manager about notice rules before you call me. Once you've cleared that, the rest of this post applies.

How does a turnover cleanout work when I'm not local?

On your phone. Here's the sequence I run with out-of-town owners every week:

1. You or your cleaner texts photos of each room, the patio, the garage, the closets. Doorway shots are enough.
2. I reply with the load size and the price. One-bedroom units are usually a half trailer. A full three-bedroom house with a garage is one full trailer, sometimes two, and I'll say which before anyone drives over.
3. You send the lockbox or gate code. If a property manager is meeting us, their name and number.
4. The crew clears the unit down to bare floors: furniture, mattresses, bagged trash, kitchen contents, patio stuff, the garage.
5. You get after photos of every room and a receipt by email. Payment by card over the phone.

The make-ready crew can be in the next morning.

What does a turnover cost, and what if there's a second load?

Per load, same posted prices as every other job. This matters more for landlords than anyone, because you're budgeting the turn before you've seen the unit.

The second load is the same $700 as the first, and you know that before we start. If I look at the photos and think it's going to be two trailers, I quote two trailers. If it comes in at one and a half, you pay for one full and one half. Heavy items, stairs and the third-floor walk-up are all in the number. There's no per-hour clock running while the crew carries mattresses down the stairwell.

Two exceptions worth knowing up front: tile carries an extra dump-fee charge because of what the landfill charges for it, and tires are $10 each or $20 on the wheel.

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What do I get for the books?

A receipt by email, the day the job is done. Tell me the property address you want on it so it files against the right unit. If you manage several units, give me one email address and every receipt goes there. If you need the before and after photos attached for an owner or a deposit file, ask and I'll send them with the receipt.

What I don't do is net terms. No accounts, no invoicing at month end, no net 30. Payment is cash, check or card when the unit is empty. That keeps my prices where they are, and it means a landlord with one duplex gets the same deal as a manager with fifty doors.

What should I do before the crew arrives?

• Decide what stays. Appliances that belong to the unit, window blinds, the ceiling fans. Tape a note on anything the crew might reasonably mistake for tenant junk.
• Pull the hazardous shelf. Paint, chemicals, propane and car batteries don't ride on the trailer. If the tenant left a garage full of them, set them aside and take them to the county hazardous waste program.
• Turn on the power if it's been shut off. A dark unit slows the crew down.
• Tell me about the gate and the parking. Apartment complexes with assigned spots and gated entries need a plan for where the trailer sits.

How fast can you turn a unit?

Near Davenport, Kissimmee and Poinciana, often the same day if the photos come in the morning. Lakeland and Winter Haven are usually next day. If you manage several units and know a turn is coming, text me the move-out date and I'll hold the morning.

What Big Rob's does here

Move-out cleanouts is the page built for this, apartment junk removal covers complexes with stairs and gates, and furniture removal handles the single couch left in an otherwise clean unit. Turnovers come most from Kissimmee, Poinciana and Davenport, with regular runs to Lakeland and Winter Haven.

Text the doorway photos to (863) 225-2147 and you'll have a per-load number before your cleaner is back in the car.