Junk Removal for Orlando Property Managers — Multi-Unit & Recurring

Multi-unit communities have a junk problem that single-family rentals do not. Bulk-pickup day creates a dumpster overflow that bleeds into the breezeway for 48 hours. A tenant moves out at month-end and leaves a sectional couch by the trash compactor on Friday night, where it sits all weekend bothering every resident who walks past it. A unit turnover requires a clear-out before the painters can even start. Vendor onboarding for any new service is a paperwork drag — W-9, COI naming the management company plus the property entity as additional insured, payment terms, dispatcher contact, sometimes a state vendor application. We built this service so all of that gets handled once, then runs on a recurring schedule that does not require you to think about it.

A standard property-management engagement starts with a 20-minute portfolio call. You tell us how many properties, unit counts per building, what the current bulk pickup cadence looks like, where breezeway furniture tends to accumulate, and what the typical monthly vacancy turnover volume is. We come back within 48 hours with a written proposal: recurring route schedule (weekly, biweekly or twice-monthly depending on volume), flat per-unit cleanout pricing for turnovers tiered by unit size, and a sample first month's invoice so you can see exactly what monthly billing will look like.

On the recurring route side, we run a fixed-day, fixed-window schedule — say, every Monday between 8 AM and noon — and your maintenance team flags the items needing pickup in a shared text thread or a simple form. We arrive with a 20-foot box truck and a two-person crew, sweep the bulk-pickup zones, breezeways and trash-compactor surrounds, and haul everything in a single trip. No dumpster delivery to schedule, no compactor overflow to apologize for, no resident complaints about a couch sitting in a hallway over the weekend. If the route is too small to fill a truck, we share the trip with another property in the area and pass the savings through.

Per-unit vacancy cleanouts work on a volume-discounted flat rate. Studio: $249 to $349. 1BR: $299 to $449. 2BR: $399 to $599. 3BR: $499 to $700. The actual price depends on volume left behind, and we lock in your tier at the start of the year so you can budget across the portfolio without a per-quote negotiation. We hit a 24-hour turnaround SLA on every turnover request — book by 2 PM, pickup is the next morning if not the same afternoon. Photo report per unit is included.

Volume discount tiers, since this is the question we get on every intro call: 10 to 24 units per month gets 8% off the standard per-unit flat rate. 25 to 49 units per month gets 12% off. 50+ units per month gets 18% off plus a dedicated assigned crew that builds familiarity with your communities. Recurring bulk-route hours bill separately at a flat per-hour route rate with no overage fees if the route runs long.

COI is part of our onboarding, not an afterthought. Within 24 hours of the signed services agreement we issue a Certificate of Insurance naming the management company and each individual property entity as additional insured, with $1M general liability and full workers' compensation per state. We update it annually without being asked. If you require specific endorsement language (a waiver of subrogation, primary-and-non-contributory, completed-operations) tell us at intake — most standard endorsements are included in our policy at no extra cost.

Service-elevator and loading-dock coordination is the operational detail that separates a portfolio crew from a generic hauler. We send the dispatch ahead of time, our crew chiefs call building maintenance before they arrive, we know to bring elevator pads when the building requires them, we work around quiet hours and resident move-in/move-out windows, and we use the loading dock where one exists rather than parking in fire lanes. None of these are extras — they are the baseline.

Reporting is the close-out. Each month you receive one consolidated invoice with per-property line items, plus a photo report per unit cleanout (before/after, time-stamped, room-tagged), and a route-run log for the recurring bulk-out hours. That packet is what your accounting team and your asset manager want — itemized, defensible, and predictable. For single-unit landlord turnover see /for-landlords; for the deep-scope eviction cleanout writeup see /services/eviction-cleanout.