How Much Does an Eviction Cleanout Cost in Orlando? A Landlord's Pricing Guide

What the flat quote is built from: pricing by bedroom count

We do not weigh the truck and we do not start a clock when the crew walks in. The eviction cleanout quote is a single flat number tied to the size of the unit and how full the rooms are, settled before anyone signs. You send the address, the bedroom count, and three or four photos of what the tenant left; you get the number back, usually within the hour. That lets you put the cleanout cost into your turnover budget the same afternoon the writ comes back, instead of waiting on a truck-side estimate that creeps upward.

Bedroom count is the cleanest predictor because it tracks both square footage and how much furniture a unit holds. A studio or one-bedroom carries one sleeping setup and a small living area; a three-bedroom carries three of everything plus the garage and patio that usually come with a single-family rental. Contents move the number within each band — a unit emptied down to bagged trash prices lower than one left fully furnished with appliances behind — but the bedroom count sets the band.

Two things that surprise first-time landlords: the garage and the patio are almost always the swing items, and appliances the tenant left (a dead fridge, a washer, a window AC) ride inside the flat number rather than tacking on the usual per-appliance fee. If the unit is one furnished room with a packed two-car garage, expect it to price like the next bedroom band up.

• Studio / 1-bedroom: $349 to $499 — one sleeping area, small living room, mostly bagged trash and a couple of furniture pieces.
• 2-bedroom: $499 to $699 — two rooms furnished, kitchen appliances left behind, a stuffed closet or two.
• 3-bedroom single-family: $699 to $899 — full furniture in three rooms plus a packed garage, patio or shed.
• Left-behind appliances: included in the flat number — fridge, washer, window AC, no separate per-unit add-on at the cleanout.
• Garage / patio / storage closet: included, but they are the items most likely to bump a unit into the next band.

The real cost of a vacant day: why same-day pays for itself

The cleanout invoice is only half the math. The other half is the rent you are not collecting while the unit sits with the last tenant's belongings in it. Across the Orlando metro, asking rent on a typical single-family or larger apartment runs roughly $1,800 to $2,400 a month, which is about $60 to $80 a day. Every day between the writ and the day you can list is a day of that gone.

That is why booking the cleanout for the same afternoon the writ is executed, rather than "sometime next week," is not a convenience charge — it is loss prevention. If a crew clears and sweeps the unit the same day so your painter and cleaner can start the next morning, you have pulled three or four vacant days out of the cycle. At Orlando rents, three saved days is roughly $180 to $240 — a real fraction of the cleanout cost recovered before you even relist.

Practically, that means the cheapest cleanout is rarely the one with the lowest sticker. A bargain hauler who can come Thursday instead of today, or who needs two trips because the truck was too small, costs you more in vacant days than the difference in price. The flat quote plus same-day turnaround is built around protecting the rent, not just clearing the rooms.

The photo report and Florida Statute 83.49: protecting your deposit claim

The before/after photo set is the part of an eviction cleanout that pays off weeks later, in writing. Florida Statute 83.49 runs your deposit timeline on a tight clock: if you intend to keep any of the deposit to cover damage or a cleanout, you must send the tenant a written notice of claim — by certified mail to their last known address or by email — within 30 days of the tenancy ending. Miss that 30-day window and you forfeit the right to deduct from the deposit at all. If you are not claiming anything, the full deposit goes back within 15 days.

To make a claim stick inside that 30 days, you need to show what was actually there and what it cost to deal with. A time-stamped, room-tagged photo log of every furniture piece, mattress and appliance hauled out — paired with the flat-rate invoice — is exactly the documentation that supports a deduction if the tenant later objects or takes it to small-claims court. "The unit was trashed" is an assertion; a dated photo set plus a paid invoice is evidence.

The photo report is standard on every eviction cleanout, delivered the same evening as a single PDF, at no extra charge. File it with the lease and the writ, attach the relevant frames to your 83.49 notice, and the cleanout line on your deposit claim is documented the way a Florida judge expects to see it. This is the practical reason the photo set, not the low price, is what most experienced landlords actually shop for.

Flat quote vs. dumpster vs. doing it yourself

Landlords almost always compare three options before booking, so here is the honest math for an Orlando eviction unit. Renting a 10-yard roll-off dumpster runs about $350 to $550 for a seven-day window — but you or your handyman still have to carry every mattress and dresser out to it, you eat overage fees if it goes over weight, and it sits at the curb for days advertising the vacancy. For a unit that fits in roughly one truck load, a flat-quoted cleanout in the $349 to $499 range usually lands at or below the dumpster, with zero loading on your end.

Doing it yourself looks cheapest on paper and rarely is. A box-truck or trailer rental is $50 to $120, plus fuel, plus tipping fees at the Orange County Landfill that often run $50 to $95 per trip by weight — and a furnished eviction unit is more than one trip. Add a half-day of your own time or your handyman's hourly rate, the risk of scuffing a rented truck, and the back of a mattress on the stairs, and the all-in DIY cost for a furnished unit closes most of the gap to a full-service crew that takes the keys and hands you photos.

Orange County's free large-item curbside pickup is the other tempting option, and for a single abandoned couch it can work. But it runs once a week, the item has to be at the curb by 6 a.m. on your day, the list of accepted items is limited, and it will not touch a whole furnished unit, appliances or a garage of debris. For one piece it is genuinely free; for an eviction turnover on a deadline it does not move fast enough or take enough to matter.

• Flat-quoted cleanout: $349 to $899, no loading on your end, dump fees and photo report included, same-day available.
• 10-yard roll-off dumpster: $350 to $550 for 7 days — you load it, overage fees apply, it sits at the curb.
• DIY haul: $50 to $120 truck rental + $50 to $95 tipping per trip + your time, usually multiple trips for a furnished unit.
• Orange County free bulk pickup: $0 but once-weekly, curb by 6 a.m., limited item types, will not take a full unit.

What the price does not cover: biohazard and the hard cases

The $349 to $899 band covers a normal eviction: furniture, trash, appliances, a packed garage, a unit left dirty. It does not cover biohazard, and that line matters because mispricing it is how landlords get a surprise at the door. Needles and drug paraphernalia, human or animal waste beyond a normal mess, blood or bodily fluids, mold remediation, and a unit used as a squatter encampment all need a licensed remediator with different equipment, containment and disposal paperwork — not a standard junk crew.

If the photos or the walk-through show any of that, the honest move is to flag it up front and route you to the right specialist rather than quote it as a normal cleanout and renegotiate on site. A genuine hoarding-level situation is its own category too, priced separately because of the volume and the sorting it takes. The point of the flat quote is that the number holds — and it only holds when the scope is what was photographed.

For the ordinary eviction turnover, none of this applies: you text the photos, you get the flat number, the crew clears and sweeps the unit, and the photo PDF lands the same evening for your 83.49 file. Knowing the one carve-out up front is what keeps the price honest and the booking fast.