Question 1

My tenant left furniture behind — what's the cheapest way to clear it?

Accepted Answer

If the items are clean and resellable, charity pickup is free but takes days and most Salvation Army locations won't touch mattresses. City bulk pickup is free but appointment-based — Phoenix schedules roughly two weeks out. If the unit needs to turn now, Dropcurb clears a typical single unit for $79–$200 the same day you book, as long as it's staged by 2 PM.

Question 2

Can I legally throw out what a tenant left?

Accepted Answer

State rules vary, so check yours before hauling anything. In California, you must send written notice and give at least 15 days (18 if the notice is mailed) for the tenant to claim belongings; after that, property worth under $700 total may be kept or disposed of, while higher-value property must go to public sale (Civil Code 1980–1991).

Question 3

How does this compare to letting my contractor handle it?

Accepted Answer

Contractors typically fold disposal into the turn invoice as unitemized labor and dump runs, so you can't show a tenant or a judge what removal actually cost. NAA member surveys put full unit turns at $1,500–$3,500 — an itemized $79–$200 junk-removal receipt keeps that line from inflating quietly.

Question 4

Can I use the receipt for security-deposit accounting?

Accepted Answer

Yes — that's what it's built for. Each pickup produces an itemized, per-item receipt plus a timestamped photo. In California, deduction statements are due within 21 days of move-out and must include copies of receipts when deductions exceed $125 (Civil Code 1950.5); most states have similar itemization requirements.

Question 5

What about eviction set-outs?

Accepted Answer

Set-out rules are state-specific. In Texas, a writ of possession authorizes the officer to have belongings placed outside the unit at a nearby spot that doesn't block a sidewalk, passageway, or street (Property Code 24.0061). Once items are lawfully at the curb under your state's process, Dropcurb can pick them up the same day.

Question 6

Do I need to be at the property?

Accepted Answer

No. Stage the items at the curb, driveway, or alley, book the pickup, and the photo confirmation text tells you when it's done.

Question 7

How fast can I turn the unit?

Accepted Answer

Junk removal stops being the bottleneck: book by 2 PM and pickup typically lands within about 3 hours, so cleaning and repairs can start the same day the unit is cleared.

Question 8

Is there anything you won't take?

Accepted Answer

Hazardous materials — paint, chemicals, propane tanks, and liquids. Furniture, mattresses, appliances, TVs, and bagged junk are all standard pickups.

Option	Timeline	Cost	The catch
Dropcurb curbside pickup	Same day (book by 2 PM); ~3-hour window	$79–$200 typical for a single unit ($99 couch, $28 each additional)	Items must be staged at the curb, driveway, or alley first
Contractor billback	Days to weeks, tied to the contractor's schedule	Folded into the turn invoice; NAA member surveys put full unit turns at $1,500–$3,500	No itemized breakdown to show a tenant, an owner, or a small-claims judge
Charity donation pickup	Typically 2–10 days, varies by location	Free	Resellable condition required — most Salvation Army locations do not accept mattresses or box springs, and Habitat ReStores refuse broken or stained pieces
City bulk pickup	Appointment-based — Phoenix books most areas about two weeks out	Free	Item caps and per-address limits (Phoenix allows 4 appointments per year); the pile sits at the curb until the scheduled date

Junk removal for landlords

Tenant left a mess — what it actually costs to clear

What it costs

Three steps from left-behind to gone

Document what the tenant left

Stage it at the curb

Book and get photo proof

Related pickups

Questions, answered

It's been sitting there
long enough.