Junk Removal for Orlando Landlords — Same-Day Eviction Cleanouts

The math on an Orlando rental turnover is brutal. Average rent in the metro runs $1,800 to $2,400 a month, which works out to $60 to $80 a day of revenue every single day the unit sits with the previous tenant's stuff in it. A normal eviction-to-rerent cycle in Florida — writ of possession, cleanout, paint touch-up, deep clean, photos, listing, screening, signed lease — eats four to seven days minimum. Our job is to compress that first step, the cleanout, into a same-day or next-morning event so the rest of the cycle can move.

The standard call goes like this. You text the address, the unit size, and three or four photos of what is left behind. We text back a flat quote within an hour. If you book before 2 PM, a uniformed two-person crew with a 20-foot box truck is there the same afternoon. After 2 PM, first thing the next morning. You do not need to meet us — we work from a lockbox, a key dropped at our office, or you can swing by for the walk-out. Most units finish in two to three hours from arrival.

Photo documentation is the part landlords care about most, and it is where we differ from a generic hauler. The crew chief shoots an itemized photo log: every furniture piece, appliance, mattress and large item gets a clean photo before it is loaded, time-stamped and tagged with the room. The set is delivered same evening as a single PDF. That record is the file you want if the tenant later contests the security-deposit deductions or files a small-claims action over personal property — it is exactly what a Florida judge wants to see.

Florida statute does not require you to hold abandoned tenant personal property after a writ has been executed, but many landlords choose to anyway as a defensive practice. If you want us to set aside the apparent personal property (clothing, documents, photos, identifiable valuables) for a 24, 48 or 72 hour hold window before disposal, we will box and label it, stage it in a corner of the garage or a closet, and either re-enter to dispose after your hold expires or hand the boxes to a designated person. Tell us at booking — it is included in the flat quote, not an upcharge.

Pricing in Orlando for a single eviction cleanout typically runs $349 to $899. A studio or 1-bedroom apartment with mostly trash and a couple of furniture pieces is at the low end ($349 to $499). A 2-bedroom with appliances, full furniture and a stuffed closet sits in the middle ($499 to $699). A 3-bedroom single-family with a packed garage runs to the top of the range. Dump fees, disposal and the photo report are always included in the flat number — no per-pound surcharges.

For landlords running multiple units, we open a recurring account at a discount. Tier 1 (3-5 units a year): standard pricing, consolidated monthly invoicing, NET-15. Tier 2 (6-15 units a year): 10% discount on standard pricing, dedicated single point of contact, 24-hour response SLA. Tier 3 (16+ units a year): 15% discount, same-day SLA, and per-unit fixed pricing locked in at the start of the year so your turnover budget is predictable. Most of our recurring landlord accounts add this to their standard turnover workflow alongside the painter and the cleaner.

A few practical things landlords appreciate. We do not need power or water at the unit. We work fine with no AC in August. We can pick up keys from a lockbox or supra. We carry $1M general liability and full workers' compensation so your insurance policy is not exposed if a crew member gets hurt on your property. We do not haul biohazards (needles, bodily fluids), squatter encampments with active drug paraphernalia, or hoarding-level contamination without a separate conversation — those need a different crew and different equipment, and we will refer you to a licensed remediator when we see them.

If your tenant left a months-deep eviction situation rather than a simple skip — heavy debris, every room full, garage stacked, yard included — that is our /services/eviction-cleanout landing page with a deeper scope writeup. Same crew, same pricing, just more detail on the larger jobs. For multi-unit communities, see our /for-property-managers page for portfolio-level recurring contracts.