Things to Know Before Starting an Eviction Cleanout

California requirements for handling tenant property

Eviction law varies between states and, in some respects, between counties. Before any cleaning begins, know what California law permits when removing or storing a former tenant's belongings.

Duty to store the property

• When a tenant vacates or is evicted and leaves personal items behind, the landlord must securely store them.
• Reasonable care is required. A landlord can be liable for damage or loss caused by negligence.
• Storage may be on site, such as a garage or spare room, or at a separate facility.

Notice to reclaim

• The landlord must send written notice to the former tenant, and to anyone else believed to have an interest in the property.
• The notice must describe the property in enough detail for the tenant to identify it.
• It must state where the property is stored and how to retrieve it.
• It must set a claim deadline and state what happens if the property goes unclaimed.

Reclaim deadlines

• Personally delivered notice gives the tenant at least 15 days to reclaim.
• Mailed notice extends the period to 18 days.
• Both are statutory under California Civil Code section 1983.

Storage costs

• Landlords may charge reasonable storage fees for the period the property is held.
• For on-site storage, the fee is generally the fair rental value of the space used.
• The tenant may be required to pay before retrieving their items.

Unclaimed property

• Property believed to be worth less than $700 may be kept, sold, hauled away, or destroyed.
• Property worth $700 or more must be sold at public auction.
• After auction, storage, advertising, and sale costs are deducted first.
• Remaining proceeds go to the county treasury, not the landlord.
• The former tenant generally has up to one year to claim those proceeds from the county.

Wait for legal possession before entering

The most expensive mistake is entering the unit too early. Even when the tenant has clearly gone, you must wait for legal possession, which generally happens when the sheriff posts the official eviction notice, the lockout is complete, and the court returns the property to the landlord.

Entering before that point, even after months of unpaid rent, can be treated as an illegal or self-help eviction.

Document everything first

Before removing a single item, photograph and video the whole property. Documentation protects you in a dispute and supports security deposit claims.

Prioritize safety

Eviction and foreclosure cleanouts carry hazards a routine haul-away does not: mold, spoiled food, pests, needles, broken glass, unsafe structural conditions. Assume hazards are present until you have confirmed otherwise.

Wear or provide heavy-duty gloves, N95 or respirator masks, safety goggles, steel-toe shoes, and long sleeves and pants. If you suspect animal waste, human waste, or drug paraphernalia, bring in crews trained for that work.

Separate personal property from trash

Not everything left behind can be thrown away. Sort into three categories:

Tax papers, medical records, and identification need particular care. Many states require landlords to secure these items to prevent identity theft.

Expect a wide range of conditions

Some cleanouts are minimal. Others involve years of accumulation, hoarding conditions, or damage extensive enough to require clearing the entire unit. Common situations include rooms piled with trash and clothing, abandoned furniture and mattresses, damaged appliances, pet waste or pest infestation, holes in walls, and overflowing garages.

For heavier accumulation, see our guide to hoarder junk removal. For multi-unit turnovers, see apartment junk removal.

Sanitize and restore

Once debris is cleared: deep clean kitchens and bathrooms, remove or steam clean carpet, repair and repaint walls, arrange pest control, replace appliances, handle odor removal, and change the locks. A clean, odor-free unit is what makes the next showing possible.

Frequently Asked Questions