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Property Manager Junk Removal
7 Ways We Help Property Managers With Junk Removal and Turnover Cleanouts
Junk is the part of a turnover nobody schedules and everybody waits on. We clear the unit so the trades can start, and we tell you the price before anything moves.
Family owned since 2021 · Licensed and insured · Mon to Sat: 7AM-7PM
What is on this page
- Move-out and turnover cleanouts
- Eviction and abandoned-property cleanouts
- Renovation and contractor debris
- Illegal dumping and enclosure overflow
- Yard, storm, and exterior debris
- Storage rooms, common areas, and commercial space
- Recycling and donation instead of the landfill
- What it costs and what changes the price
- Property manager questions
Property managers do not call us because they have a junk problem. They call because a unit cannot be shown, a painter cannot start, or an inspector is coming and there is a sectional sofa in the living room that belongs to nobody. The junk is never the actual job. The delay is.
We are a family-owned hauler working out of Temecula since 2021, and a meaningful share of what we do every week is rental turnover work for managers, owners, and HOAs across Temecula, Murrieta, and Menifee. Here are the seven things we get asked for most, and how each one actually runs.
The only vacancy number that matters is the one on your rent roll
Skip the industry averages and use your own figure. Take the unit's monthly rent and divide it by thirty. A unit renting at $2,400 costs roughly $80 for every day it sits empty. Two days spent waiting on a hauler is $160 in rent you do not get back, which is more than the gap between any two of our load brackets. That is the entire argument for booking the haul the day you get keys back rather than the day the painter complains.
One
Move-out and turnover cleanouts
Tenants leave behind what will not fit in the truck: the sectional, the mattress and box spring, the entertainment center that was never coming apart, half a garage of paint cans and broken shelving, and a patio's worth of plastic furniture that spent three summers in the sun. It is rarely a full load and it is almost never nothing.
We clear the unit in one trip so cleaning, paint, and carpet can all start the same day. If you know the lease-end date, you know the haul date, and we would rather be on your calendar in advance than squeezed in as an emergency. Full detail on how we handle repeat work for management companies is on our tenant turnover cleanout page, which is the right place to start if this is the service you actually need quoted.
We run Monday through Saturday, 7am to 7pm, closed Sunday, and we have same-day slots most days. Call early in the day and a same-day slot is realistic. Call at 4pm for a full three-bedroom clear and we will book you first thing tomorrow instead of showing up in the dark and doing half a job.
Two
Eviction and abandoned-property cleanouts
These units look different from a normal move-out. Everything the tenant owned is still there, some of it is damaged, and the whole job needs to happen quietly and quickly. We have done enough of them to know that discretion matters as much as speed, particularly in a building where the neighbors are watching from the balcony.
We handle the removal, not the legal side. California sets out how a former tenant has to be notified about personal property left behind and how long it has to be held. That is a conversation for your counsel, and it needs to be finished before we arrive. Once you tell us the unit is clear to empty, we treat what is inside as junk and clear it, including the heavy items nobody wants to carry down a stairwell. The same crew handles foreclosure cleanouts and estate cleanouts, which run on the same rhythm.
Three
Renovation and contractor debris
Most contracts say the trades haul their own debris. Most driveways say otherwise. What actually happens is that the old cabinets, the torn-out carpet, the toilet, and a stack of drywall offcuts sit in the garage or against the fence until somebody deals with them, and that somebody is usually you.
We take drywall, tile, lumber, cabinets, flooring, fixtures, and old appliances, and we can come once at the end of a job or on a standing schedule during a longer renovation. Details are on our construction debris removal page.
One honest caveat on pricing: concrete, roofing material, and dirt are quoted as separate custom loads rather than by trailer fraction, because disposal on those is billed to us by the ton. If your remodel includes any of the three, say so when you send photos and we will price it properly instead of guessing.
If a renovation is going to generate debris for weeks rather than a day, a dumpster on site is often the cheaper answer, and we will tell you that rather than sell you four separate hauls.
Four
Illegal dumping and enclosure overflow
Somebody dumps a mattress behind the trash enclosure on a Friday night. By Monday there is a mattress, a TV, and two bags of somebody else's kitchen, because a pile attracts a pile. It is the most avoidable expense in multifamily management and the fastest to compound.
We clear enclosure overflow, curbside dumping, and the slow accumulation in the corner of a parking lot that everyone has stopped seeing. For properties where it happens repeatedly, a standing monthly or biweekly sweep costs less than the emergency calls it replaces, and it keeps the enclosure usable for the tenants who are paying for it. That runs through our commercial junk removal service.
One process note worth building into your routine: some cities and HOAs want dumping documented with code enforcement before it is removed, especially if you plan to pursue costs. Photograph the pile before you call anyone, including us.
Five
Yard, storm, and exterior debris
A tenant moves out of a single-family rental and the back yard has a dead tree, a collapsed shade structure, and a raised bed full of dirt. A wind event drops half a fence line across the parking area at an apartment complex in Murrieta. Neither one is a junk problem on paper, and both stop a turnover cold.
We haul branches, brush, broken fencing, dead landscaping, patio furniture, and storm debris from courtyards, walkways, parking areas, and common green space. See our yard waste removal page for what that covers, and our weed abatement page if you are dealing with an overgrown lot rather than a pile.
Six
Storage rooms, common areas, and commercial space
Every building has the room. Maintenance storage that became overflow storage, then became where the last three managers put things they did not want to decide about: broken appliances, mismatched blinds, paint from a color scheme two owners ago, and a stack of chairs from a clubhouse that got remodeled in 2019.
It is worth clearing for reasons beyond tidiness. Clutter in a mechanical room, a corridor, or a stairwell is the kind of thing that turns into a finding on an inspection, and stacked material near a water heater or an electrical panel is a genuine hazard rather than a paperwork one.
We handle storage cleanouts, garage cleanouts, and full commercial clears for offices, retail suites, and multi-unit properties. If you are not sure whether something on your list is haulable, our what we take and don't take page is the short version.
Seven
Recycling and donation instead of the landfill
Turnovers generate a lot of material that should not go straight into a hole in the ground, and a fair amount that legally cannot. We sort loads before they are dumped and route what we can to the right place.
- Appliances. Refrigerators, freezers, and AC units carry refrigerant and go into a separate disposal stream. That is not optional and it is why there is a per-appliance line on our rate card.
- Electronics. Televisions, monitors, and computers left behind in units are handled as e-waste rather than trash. The EPA's electronics stewardship rules cover why that matters. See our electronic waste removal page.
- Furniture in usable shape. If a couch or a dresser can be donated rather than dumped, we would rather donate it. Plenty of what comes out of a turnover is perfectly good and simply did not fit in the tenant's next place.
- Metal, cardboard, and green waste. Separated out of the load before the rest goes to the transfer station.
For a management company answering to an owner or a board about sustainability, this is a straightforward thing to be able to point at, and it costs you nothing extra.
Budgeting
What it costs and what changes the price
We charge by volume, meaning how much room the load takes up in the trailer. Not by weight, not by the item, not by the hour. These are the same rates you would get on a residential job, and they do not change because the address is a rental.
| Load size | Volume | What that usually looks like on a turnover | Price |
|---|---|---|---|
| Quarter load | 3 cubic yards | A studio or light one-bedroom leave-behind: a mattress, a small couch, a few boxes. This is our minimum pickup. | $195 |
| Half load | 6 cubic yards | A typical one-bedroom turn, or a bedroom set plus an appliance and patio items. | $350 |
| Three-quarter load | 9 cubic yards | A furnished two-bedroom, or a single-family rental with a loaded garage. | $495 |
| Full load | 12 cubic yards | A heavy eviction clear, a hoarding situation, or a whole-house turnover. Best value per yard. | $595 |
What is already in that price
Labor, loading, the drive, dump and recycling fees, and a broom sweep of the area we worked in. There is no upcharge for a long carry from a back yard, for heavy items, or for taking things apart. Full rate card on our junk removal pricing page.
Text photos and we will tell you which bracket you are in before we drive out. Larger jobs, including multi-unit turns done in one visit, run as multiple loads at the same rates.
What can change the price
- Stairs
- $150 on loads up to one-half truck load, $300 on loads over one-half truck load, for carrying items up or down stairs. Tell us the floor level when you call and the figure goes in your written estimate.
- Appliances
- $30 each. Covers refrigerant handling and the separate disposal stream refrigerators, freezers and AC units legally require.
- Mattresses
- $15 each, any size.
- Extra loading time
- A full load includes one hour of loading. Beyond that hour, $75 per hour per crew member.
- What a full load means
- 12 cubic yards in a 12ft x 8ft x 4ft dump trailer, loaded by a two-person crew.
Every surcharge that applies to your job is quoted in the driveway before anything moves, and nothing is added after the load is on. Quarter load is our minimum: if you have a single item that fits in a pickup bed, the quarter-load rate is still what applies, because the truck, the crew, and the disposal fee cost the same whether the trailer leaves half full or a quarter full.
How it runs
Four steps, and no surprises in the middle
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Send photos, not descriptions
Text pictures of each room, the garage, and the patio to (951) 837-8072. A photo settles the load bracket in a minute. A description takes three phone calls and is still wrong half the time.
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Get a bracket before we drive out
We tell you which load size you are in and flag any surcharge that applies, including stairs, appliances, and mattresses, so the number is settled before the truck is scheduled.
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We confirm the firm price on site
The crew walks the unit, confirms the quote, and only then starts loading. If it is $350 when we walk in, it is $350 when we pull out.
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Loaded, swept, and documented
We load, sweep the area we worked in, and get out of the way so your trades can start. Repeat clients can be invoiced rather than paying on site.
Property manager questions
The questions managers actually ask us
Before the trades, not after. Paint, carpet, and cleaning crews all move faster through an empty unit, and a painter working around an abandoned sectional is a painter you end up paying twice. Book the haul for the day you get keys back, then stack the trades behind it. The only exception is a demo-heavy renovation, where it makes sense to have us come once at the start to clear what the tenant left and once at the end for contractor debris.
Yes, and do it before the crew arrives, not while they are loading. Shoot every room plus the garage, patio, and storage closet with the timestamp on. Those photos are your deposit documentation, and they are also what we quote from, so one set of pictures does two jobs. Text them to (951) 837-8072 and we will tell you which load bracket you are in before we drive out.
If you know your lease-end dates, you already know your haul dates. Sending us the month's move-outs in one message lets us schedule them in order instead of fitting each one in as an emergency, and it usually means tighter windows for you. We hold same-day slots most days for the ones nobody sees coming, and calling early in the day is what makes a same-day slot possible.
Settle the notice and storage side before you call us. California sets out how a landlord has to notify a former tenant about personal property left in a unit and how long it has to be held, and that is a question for your attorney or your management company's counsel, not for a hauler. Once you tell us the unit is clear to empty, we treat what is in it as junk and remove it.
Unit number, gate or lockbox code, the floor level, where a truck and trailer can legally stage, and photos. Stairs and parking restrictions are the two things most likely to change a schedule, and a stair charge disclosed in advance goes into the written estimate instead of becoming a conversation in the driveway.
Closely enough to budget from. In our experience a standard one-bedroom turn lands somewhere between a quarter and a half load, while a heavily furnished two-bedroom or a garage-heavy single-family rental usually runs three-quarter to full. Budget per unit off those brackets, add the appliance and mattress lines when you know they apply, and the annual number comes out close. Rates for a specific unit are on our pricing page.
Access, almost every time. Gate hours that close before the crew can finish, a dumpster enclosure a trailer cannot back into, guest-parking rules that leave the truck a building away, and third-floor units where nobody mentioned the stairs. None of those are dealbreakers. They only cost you time when we find out about them on arrival instead of in the work order.
Sometimes, and it is worth a phone call before the pile disappears. Some cities and HOAs want dumping on private property documented with code enforcement first, particularly if you are trying to recover costs or establish a pattern with a repeat offender. Check with your city, photograph the pile either way, and we will clear it as soon as you give the word.
Questions about turnover service specifics, invoicing, and multifamily scheduling are answered on our tenant turnover cleanout page and our general FAQ.
Have a unit that needs to be empty tomorrow?
Text photos and we will tell you the price before we drive out. Same-day slots most days, so call early in the day.
Wild West Junk Removal
41713 Niblick Rd, Temecula, CA 92591
(951) 837-8072 · service@wildwestjunkremoval.com
Mon to Sat: 7AM-7PM · Sun: Closed
Family owned by Weston Molitor since 2021. Licensed and insured.