Junk Removal Service for Rental Properties
Cleared Out, Ready to Re-List
We quote, haul, and document every unit cleanout within 5 business days. Same-day service is available on qualifying work orders across all 12 of our U.S. markets.
What Slows Down
Rental Turnovers
After 100,000+ completed jobs, the failure patterns are consistent. Here is what we see across active portfolios and how we address it.
Abandoned Property During Turnovers
Every day a unit sits with a previous tenant’s belongings is a day it cannot be cleaned, inspected, or listed. We prioritize work orders tied to an active turnover, with same-day service available on qualifying jobs. Submitting through AppFolio or Buildium routes the work order directly into our system without a separate call.
Eviction Cleanouts With Documentation
Post-eviction cleanouts require documented proof of what was removed. Our timestamped before-and-after photos on every job provide the record you need for security deposit disputes and, in some markets, HOA board submissions. We coordinate directly with the move-out inspection process so documentation is continuous.
Appliances and Bulk Item Removal
Refrigerators, washing machines, mattresses, and bulk furniture require a crew and a vehicle sized for the job. We scope heavy item removal as part of the work order before scheduling, so the right resources arrive on the first visit. Applicable EPA refrigerant disposal fees are included in the quoted price — no surprise add-ons after the fact.
What Property Managers Say
After Their First Few Jobs
“Working with Breasy has been a game-changer for our properties. Reliable, professional, and consistently goes above and beyond. It is a relief to have a partner we can trust.”
“Breasy felt like ordering something from Amazon. So easy. I love the photos they send so even when I am out of town, I know they were there.”
“Breasy provides a fast response to our requests and delivers excellent customer service. We highly recommend this company for great service at a fair cost.”
What Every Junk Removal
Job Covers
Every work order is scoped before work begins. No scope creep, no surprise add-ons.
Full Unit Cleanout
Complete removal of all abandoned property, furniture, appliances, and debris. Standard single-family home cleanout runs $300 to $1,000 depending on volume, item type, and access. The scoped quote you receive within 48 hours locks in the price before scheduling.
Partial Cleanout and Large Item Removal
Removal of specific bulk items: appliances, mattresses, or accumulated debris left by a previous tenant. We scope partial jobs from photos submitted at work order creation, so the crew arrives prepared for what is actually in the unit — not an estimate made over the phone.
Garage and Storage Area Cleanout
Removal of accumulated junk from garage bays, storage closets, and outdoor storage areas. These spaces accumulate across tenancies and often hold items from multiple previous residents. We clear the full space in one visit and document with photos before and after.
Before-and-After Photo Documentation
Timestamped photos before removal begins and after the space is cleared. Delivered the same day the job is completed. These are usable for security deposit records, eviction documentation, and HOA board submissions in markets where visible exterior debris triggers a notice. No photo, no completed status.
Who Uses This Service
From portfolio managers with 500 doors to individual homeowners. The process, pricing standard, and documentation are the same regardless of portfolio size.
Property Managers
Submit from AppFolio, Buildium, or email. Quotes in 48 hours, completion photos same day, single point of contact across your full SFR portfolio.
Learn more →Real Estate Investors
Submit the work order, approve the quote, receive photos proving completion. No need to be on site — lockbox or keyless entry access is all we need to complete the job.
Learn more →Homeowners
Individual homeowners submit work orders the same way. Market-rate pricing, before-and-after photos, invoice on completion. No separate intake process or minimum job size.
Learn more →Tenants and Residents
Flag a maintenance issue directly. Your property manager submits the work order and the job gets handled from there — with notifications on completion.
Learn more →How Junk Removal Works:
The 5-Day Process
No follow-ups, no wondering if anyone showed up. Every step is documented.
Submit, Get a Quote, Approve
Send the work order from your PM software, by email, or through our portal. We integrate with AppFolio, Buildium, RentVine, and most major platforms. Include photos of the space so the quote reflects actual volume.
Within 48 hours, you receive a scoped, market-rate quote. Approve it and the job is scheduled. No deposit required before work begins.
Dispatched, Completed, Documented
Our routing system assigns the nearest available crew. Physical presence from the property manager or owner is not required — provide lockbox access or keyless entry at submission. Before-and-after photos are required before a job can be marked complete.
If the crew arrives and finds the scope is larger than the original submission, a revised quote is issued before additional work begins. No surprise invoices.
Photos and Invoice, Same Day
The day work is completed, you receive timestamped before-and-after photos and an invoice. Payment is triggered by confirmed completion — not before. From here, the unit is ready for the cleaning and inspection sequence.
What Drives Junk Removal Cost
We do not publish flat rates because junk removal scope varies significantly from job to job. Here is what actually moves the price so you know what to expect before submitting a work order.
Our Pricing Guarantee
The price in the approved quote is the price on the invoice. We do not add line items after the job is complete. If scope changes are discovered on site, a revised quote is issued before additional work begins — you approve before we proceed.
Typical Job Ranges
Single appliance or mattress removal: $100 to $250. Partial room cleanout: $200 to $450. Full SFR cleanout: $300 to $1,000+. These are operational ranges — your scoped quote reflects your specific unit. See how we price for full methodology.
What Happens to the Items
Not everything that comes out of a rental unit goes to a landfill. Here is how we handle disposal across the material categories we encounter most frequently.
Donation Routing
Usable furniture, working appliances, and intact household items are routed to donation when eligible. This depends on item condition and the availability of receiving partners in your market. We assess at the time of job completion.
Appliance Recycling
Appliances are processed through licensed recycling channels. Units containing refrigerants (refrigerators, window AC units, dehumidifiers) are handled per EPA Section 608 requirements. Disposal fees for regulated appliances are included in the quoted price.
Landfill Disposal
Non-salvageable debris, damaged furniture, and contaminated materials go to licensed disposal facilities. Landfill fees are factored into the quote based on estimated volume — we do not add landfill surcharges to the invoice after the fact.
When Debris Triggers an HOA Notice
In many of our markets, HOA enforcement is active and fast-moving. A tenant who leaves during an eviction with items visible from the street — furniture on a driveway, debris in a carport, appliances on a patio — can generate an HOA violation notice within days. In Phoenix and Tampa specifically, HOAs in single-family communities enforce exterior debris standards year-round.
We treat junk removal work orders tied to HOA violations as time-sensitive by default. When you flag a job as HOA-related at submission, same-day service is prioritized where available. The before-and-after photos we deliver are formatted and timestamped to support board submission — you are not piecing together evidence after the fact.
For property managers handling HOA violation cleanups across multiple properties, our single-point-of-contact model means one work order queue for the full portfolio regardless of how many communities are involved.
Documentation for HOA Boards
Before-and-after photos delivered the day of completion. Timestamped. Usable as evidence for violation closure submissions, dispute records, and security deposit claims. No separate documentation request required — photos are standard on every job.
When Junk Removal Volume Spikes
Across our 12 markets, turnover volume is not evenly distributed through the year. Knowing when demand peaks helps you plan cleanout work orders before the vacancy window becomes a bottleneck.
Lease-end volume peaks May through August, aligned with the school year calendar. Unit turnovers compress into a 60-90 day window when most annual leases expire simultaneously. Submitting work orders with lead time is the single biggest factor in keeping turnover cycles under 7 days.
Summer heat creates pace constraints for crews working exterior and upper-floor units. We account for this in routing and scheduling. Turnover volume in Texas also peaks in June and July as summer moves dominate the rental market.
Phoenix sees its primary rental turnover window in June and July. The extreme heat accelerates the need for speed — an unoccupied unit with HVAC running to prevent damage costs more per day than the turnover savings from waiting. Same-day junk removal availability in Phoenix is available on qualifying jobs year-round.
Atlanta’s rental market turns heavily in summer, with a secondary peak in January as corporate relocations drive demand. Eviction cleanout volume is consistent throughout the year given the market’s size and portfolio density.
Both markets see strong spring turnover (April through June) as renters take advantage of the pre-summer move window. Denver’s winter weather limits exterior access work but interior cleanouts continue on standard timelines year-round.
Plan Ahead for Peak Periods
Same-day service is subject to crew availability. During peak turnover months, submitting work orders 24-48 hours ahead — rather than the day the tenant keys out — significantly improves same-day eligibility across all markets.
We Complete Every Job to the Scope Agreed.
If something is not right when we close a work order, we make it right before the invoice goes out. That is not a policy statement. It is how our documentation review works operationally — before-and-after photos are reviewed against the original scope before a job is marked complete.
You Do Not Need to Be On Site
Most junk removal jobs are completed without the property manager or owner present. Here is how access and coordination works in practice.
Lockbox and Keyless Entry
Provide the lockbox code or keyless entry credentials at work order submission. The crew accesses the property, completes the job, and documents completion without requiring you to leave your office or drive to the property.
Sequence Coordination
If you are booking junk removal before a cleaning or a move-out inspection, note the sequence in the work order. We schedule junk removal to complete first so the space is clear before the next trade arrives.
Lock Change After Eviction
Post-eviction cleanouts often require a lock change in the same turnover cycle. Both can be submitted as separate work orders from the same queue — we coordinate timing so the lock change does not conflict with cleanout access.
Breasy vs. Managing
Vendors Yourself
Most property managers already know the problems. Here is what the difference looks like operationally.
| Breasy | Solo Vendor | Marketplace | |
|---|---|---|---|
| Quote turnaround | ✓ Within 48 hours | 2 to 5+ days, inconsistent | Varies by vendor response |
| Same-day service | ✓ Available on request | ✕ Not offered | ● Rare, premium cost |
| Before-and-after photos | ✓ Required on every job | ✕ Rarely provided | ● Depends on vendor |
| Same-day invoice | ✓ Delivered day of completion | ✕ Often delayed | ● Varies |
| HOA documentation | ✓ Photos ready for board submission | ✕ Not standard | ✕ Not included |
| Scope change process | ✓ Revised quote before additional work | ✕ Surprise invoice after | ● Varies by vendor |
| Appliance disposal compliance | ✓ EPA fees included in quote | ● Varies | ✕ Not tracked |
| No on-site presence required | ✓ Lockbox access sufficient | ● Often requires access meeting | ● Varies by vendor |
| Portfolio coordination | ✓ Single point of contact | ✕ Per-property relationship | ✕ Separate vendors per job |
| Submit a Work Order → |
More From Property Managers
Who Use Breasy
“They’re amazing. Quick and efficient. Great job! Amazing to work with.”
“Breasy is fairly priced and reasonable. They work with all budgets and are a reliable service.”
“If you’re considering Breasy, I would absolutely recommend giving them a try. Being able to hand off a work order and trust that everything will be professionally managed from start to finish has made a meaningful difference in our day-to-day workload.”
Works With Your Existing Property Management System
Submit work orders from whatever platform you already use. No new software required.
Common Questions About This Service
Is same-day junk removal service available?
How is junk removal priced?
Does the service handle appliance removal?
Can junk removal be coordinated with cleaning and inspection?
What documentation is provided for eviction cleanouts?
Does the property manager need to be on site?
What happens if the scope is larger than expected on site?
Serving 12 U.S. Markets
and Growing
Breasy operates across Arizona, Texas, Florida, Georgia, Nevada, Colorado, and Washington.
Tucson, AZ
Arizona
Dallas, TX
Texas
Austin, TX
Texas
San Antonio, TX
Texas
Seattle, WA
Washington
Orlando, FL
Florida
Tampa, FL
Florida
Jacksonville, FL
Florida
Atlanta, GA
Georgia
Las Vegas, NV
Nevada
Denver, CO
Colorado
Ready to Clear a Unit?
Get a Quote in 48 Hours
Submit the work order with photos of the space. We quote within 48 hours, dispatch on approval, and deliver before-and-after photos the day the job is completed. Same-day service is available on qualifying work orders across all 12 of our markets.
