It happens more than you’d think. Tenants skip out, get evicted, or just don’t bother hauling everything when they leave. You’re stuck with a unit full of furniture, trash, and clothes — and a clock ticking on your next lease.
⚖️ Ohio Law: What You Can & Can’t Touch
Ohio doesn’t have a specific “abandoned property” statute for residential tenants like some states do. The general rule:
- If the tenant surrendered the unit (returned keys, gave notice, lease expired) — you can remove the property immediately
- If the tenant was evicted — the court bailiff/constable handles the actual set-out; after that, the property on the curb is considered abandoned
- If you’re unsure whether the tenant left — document everything with photos and timestamps before touching anything
When in doubt, consult your attorney. What we can tell you: once the property is legally abandoned, we can clear it the same day.
💰 What Tenant Cleanouts Cost
It depends on how much the tenant left behind:
- Light cleanout (scattered items, a few bags of trash, some furniture): $200–$400
- Standard cleanout (fully furnished unit, clothes, kitchen items, bathroom): $400–$800
- Heavy cleanout (hoarder-level, multiple rooms packed floor to ceiling): $800–$1,500+
- Multi-unit discount: If you manage multiple properties and need recurring cleanouts, we offer per-unit rates
📸 Document Before We Start
We recommend landlords walk through the unit with a phone camera before any cleanout. Photograph every room, all damage, and all remaining items. This protects you if:
- The tenant claims you threw away something valuable
- You need to deduct cleanout costs from the security deposit
- There’s a small claims dispute later
We can also take photos during the job if you need before/after documentation for your records.
⏱️ How Fast Can You Get It Done?
Every day the unit sits full is a day you’re not collecting rent. Our typical turnaround:
- Standard cleanout: 2–4 hours, scheduled within 48 hours of your call
- Same-day emergency: Available for an additional fee when you need it cleared today
- Multi-unit cleanout: We can clear 2–3 units in a day if they’re in the same building
🧹 Cleanout vs. Deep Clean
We handle the junk removal — hauling out all items, furniture, and trash. We do not do the final detail clean (scrubbing, carpet cleaning, painting). Most landlords schedule us first, then bring in a cleaning crew or handyman for the turnover prep.
That said, we do sweep and broom-clean the space after clearing it. You won’t be walking into dust piles.
🤝 Landlord Accounts
If you manage 5+ units in the Toledo area, ask about our landlord program. Priority scheduling, per-unit flat rates, and invoicing instead of payment at the door. Several property management companies in Toledo already use us as their go-to cleanout crew.
📱 Get a Quote Today
Walk through the unit, take a few photos, and text them to us. We’ll reply with a flat price — usually within 15 minutes. No walkthrough appointment needed for standard units.