Landscaping Cleanup
for Rental Properties
Scoped, Documented, Done
We handle between-tenant yard resets, post-eviction debris clearance, and pre-lease curb appeal cleanups across 12 markets. Scoped quotes in 48 hours. Before-and-after photos on every job. Re-dispatched automatically if a provider doesn’t show.
What Goes Wrong
Between Tenants
After 100,000+ completed jobs, the failure patterns are consistent. Here is what we see across every portfolio and how we address it.
Vacant Properties Accumulate Fast
A property sits vacant for two weeks. By the time it is inspected, overgrown beds, a lawn that has gone to seed, and debris accumulation make a standard mowing pass inadequate. We scope these jobs separately because deferred condition requires separate pricing. Our dispatched providers are routed to the nearest available crew and scheduled within 5 business days of quote approval, with same-day service available on qualifying orders.
One Missed Season Doubles the Work Order
When a property has not had proper landscape maintenance in one to two seasons, a standard maintenance visit cannot address the underlying condition. Overgrown shrubs, weed-established beds, and matted debris require a dedicated cleanup scope before recurring service can restart. We scope these separately so the quote reflects actual site condition, not a standard maintenance rate.
No Photos Means No Proof at Turnover
A cleanup job that closes without documentation gives you nothing to reference at the next inspection, nothing for the HOA violation file, and nothing to attach to a deposit dispute. Every job closes with timestamped before-and-after photos the same day work is completed. That is not an optional add-on. It is a required step before a job can be marked complete in our system.
When Cleanup Demand Spikes
Across Our Markets
Cleanup triggers vary by climate zone and property type. These are the patterns we see routing work orders across our 12 active service areas throughout the year.
Post-Monsoon and Desert Summer
Phoenix and Tucson properties accumulate significant debris during monsoon season, which runs June through September. Downed branches, displaced gravel, and overgrown desert shrubs spike cleanup submissions in early October. Las Vegas SFR properties see similar accumulation after summer heat dormancy, with most cleanup orders arriving in late September through November ahead of HOA enforcement review cycles.
Spring Overgrowth and Turnover Season
Across our Dallas, Austin, San Antonio, and Atlanta portfolios, spring is the primary cleanup season. Properties not maintained through winter dormancy need overgrown bed resets before summer leasing activity peaks. Post-eviction cleanup orders are distributed year-round but concentrate in late spring when unit turnover accelerates ahead of summer move-in demand. Pre-emergent weed treatment is frequently submitted as a follow-on order after spring cleanups.
Hurricane Prep, Freeze-Thaw, and Wet Season
Tampa, Orlando, and Jacksonville properties require pre-hurricane season cleanup submissions in May and early June. Debris accumulation after tropical weather events extends the cleanup window through October. In Denver, freeze-thaw cycles through March and April create overgrown bed conditions that need resetting before summer. Seattle properties see post-wet-season moss accumulation and debris buildup requiring cleanup before exterior inspections.
What a Landscaping Cleanup
Actually Covers
Every work order is scoped before work begins. No scope creep, no surprise add-ons. Pricing is based on the actual condition of the property at submission, not a flat rate applied regardless of deferred maintenance level.
Overgrown Bed Removal and Reset
Cutting back overgrown shrubs, removing dead plant material, and restoring bed edges. For SFR properties with established planting beds, scope is assessed by linear footage of bed edge and volume of shrub material requiring removal. On properties vacant for a full season or more, this typically requires a full cutback pass rather than light maintenance trimming. Once the reset is complete, sod installation or mulch refresh can be submitted as a follow-on order before recurring maintenance begins.
Get This Scoped →
Debris and Leaf Removal with Haul-Out
Clearing accumulated leaves, branches, and organic debris from yard areas, driveways, and bed surfaces. Debris haul-out is included in our scope when accumulated material exceeds what can be left at curb. For post-eviction properties, this frequently includes surface waste, displaced items from the yard perimeter, and organic matter from neglected areas. This work must be completed before recurring maintenance can resume at standard rates.
Get This Scoped →
Weed Control and Bed Surface Treatment
Hand-pulling weeds from planting beds, treating surface-level growth along hardscape edges, and clearing weed overgrowth from lawn boundary areas. Properties vacant for more than 60 days routinely require weed treatment as a standalone scope component, not just a byproduct of mowing. For HOA-managed properties, weed clearance documentation is often required alongside photos for board review. Surface weed clearing across bed and hardscape areas is included in every cleanup scope. Pre-emergent application is available as a follow-on add-on for properties transitioning to recurring maintenance.
Get This Scoped →
Edging and Lawn Boundary Restoration
Restoring defined edges along driveways, walkways, and planting beds. On properties that have cycled through multiple tenants without edging maintenance, boundary lines often require re-cutting from scratch rather than refinement of an existing edge. Edging is scoped by linear footage of hardscape boundary. The completion photos we deliver document defined edge lines before and after, which is the standard format accepted for HOA board submissions.
Get This Scoped →Pre-Tenant Curb Appeal Reset
Full exterior cleanup before a new tenant moves in: mowing, edging, bed reset, weed treatment, and debris removal in a single coordinated visit. Include your target occupancy date when submitting the work order and we route with that constraint in mind. For property managers running high-volume turnover cycles, interior junk removal can be submitted as a coordinated work order through the same queue to compress the total vacancy period.
Get This Scoped →What Determines the
Cost of a Cleanup Job
We don’t apply flat rates to cleanup jobs. Condition drives scope, and scope drives cost. These are the variables our quoting team evaluates from the photos you submit with the work order.
Property Size and Lot Configuration
Larger lots with extended bed lines, rear yards, and gated side access take more time. A standard SFR on a 6,000 sq ft lot scopes differently than a corner lot with frontage on two streets or a multifamily property with shared common areas.
Time Since Last Maintenance
Properties deferred 30 days quote lower than properties deferred a full season. Accumulated overgrowth and root-established weeds require additional labor and haul-out volume. Our quote reflects actual deferred condition, not a generic range.
Shrub Volume and Bed Complexity
Bed resets with established shrubs requiring hard cutback or full removal add labor. Linear footage of bed edge and number of shrub specimens are both factored into the quoted scope, not estimated as a single flat item.
Debris Volume and Haul-Out Distance
Standard debris left at curb is included in scope. When volume exceeds curb capacity or requires truck haul-out, the additional material is itemized separately and reflected in the quote before approval.
Why We Quote From Photos
We scope cleanup jobs from photos submitted with the work order. A clear photo of the current yard condition is enough to produce an accurate, market-rate quote without a site visit. This is how we maintain 48-hour quote turnaround across all 12 markets simultaneously.
If the actual site condition differs materially from what was submitted, our dispatched provider documents the discrepancy and we issue a revised scope before work proceeds. You don’t pay for undisclosed additional scope without a fresh approval on record.
For portfolios running high-volume turnover cycles, the data-driven pricing framework behind our quotes is consistent across all markets. The same quoting standard in Phoenix applies in Dallas and in Atlanta.
Who Submits
These Work Orders
From portfolio managers with 500 doors to individual homeowners. The process, documentation standard, and quote turnaround are the same regardless of portfolio size.
Property Managers
Submit cleanup orders directly from AppFolio, Buildium, or RentVine. Scoped quote in 48 hours, completion photos same day, single point of contact across all markets. No chasing individual vendors or managing separate relationships per city.
Learn more →Real Estate Investors
Submit the work order, approve the scoped quote, receive photos confirming completion. For SFR investors running portfolios across multiple markets, documentation from each job travels with the property record.
Learn more →Homeowners
Individual homeowners submit cleanup work orders the same way. Market-rate pricing, before-and-after photos, invoice on completion. No minimum order size or portfolio requirement.
Learn more →Tenants and Residents
Flag an exterior condition issue directly. Your property manager submits the work order and we handle scheduling, documentation, and completion reporting. Residents receive the same same-day confirmation the property manager gets.
Learn more →How a Cleanup Job Moves
Through Our System
No vendor coordination, no follow-up calls, no wondering if anyone showed up. Here is exactly what happens after you submit a work order.
Submit the Work Order, Get a Scoped Quote
Send the work order from AppFolio, Buildium, RentVine, or email. Include a photo of the current yard condition and your target completion date. We integrate with most major PM platforms so there is no new portal to manage.
Within 48 hours, you receive a scoped, market-rate quote that reflects actual site condition. Not a flat-rate estimate. Approve it and the job is scheduled. Our faster quotes system runs across all 12 markets simultaneously.
Dispatched, On Site, Documented
Our routing system assigns the nearest available dispatched provider using drive-time optimization. Most jobs complete within 5 business days, with same-day service available on qualifying orders depending on crew availability in your market.
Before-and-after photos are required before any job can be marked complete. If a provider doesn’t show for a scheduled job, we re-dispatch automatically. You don’t manage that follow-up.
Photos, Invoice, and HOA Documentation
The day work is completed, you receive timestamped before-and-after photos and a same-day invoice. Payment is triggered by confirmed completion, not before work begins. For HOA-managed properties, the photo set is formatted for direct board submission. No additional documentation request required on your end.
Submit a Cleanup Work Order
Photo of the yard condition plus your target completion date is all we need to produce a scoped quote within 48 hours.
We Re-Dispatch If a Provider Doesn’t Show.
Vendor ghosting on scheduled cleanup jobs is the single most consistent operational failure we were built to solve. If a dispatched provider misses a scheduled job, we re-route to the next available provider in your market automatically. You don’t make a follow-up call. You don’t submit a new work order. It is handled.
Beyond no-shows: if a job closes and the scope wasn’t completed to what was approved, the invoice doesn’t go out until it is right. That is not a policy statement. That is how our documentation review system works operationally.
Breasy vs. Managing
Vendors Yourself
Most property managers already know the failure points. Here is what the operational difference looks like across the variables that drive re-work and extend vacancy.
| Breasy | Solo Vendor | Marketplace | |
|---|---|---|---|
| Quote turnaround | ✓ Scoped within 48 hours | 2 to 5+ days, often unscoped | Varies by vendor response |
| Same-day service | ✓ Available on qualifying orders | ✕ 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 board documentation | ✓ Photo set formatted for board submission | ✕ Not standard | ✕ Not included |
| Vendor no-show response | ✓ Automatic re-dispatch | ✕ You manage follow-up | ✕ Platform not accountable |
| Weed control in scope | ✓ Included per job condition | ● Inconsistent | ✕ Separate order required |
| Portfolio coordination | ✓ Single contact across all markets | ✕ Per-property relationship | ✕ Separate vendors per job |
| Start With a Cleanup Quote → |
What Property Managers Say
After Their First Few Jobs
“Working with Breasy has been a game-changer for our properties. Their team is reliable, professional, and consistently goes above and beyond. It is a relief to have a partner we can trust.”
“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.”
“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.”
Works Inside Your Existing System
Submit landscaping cleanup work orders from the platform you already use. No new login, no process change, no vendor portal to manage.
Landscaping Cleanup FAQ
How is a landscaping cleanup different from recurring maintenance?
Is same-day service available for between-tenant cleanups?
How do you produce an accurate quote without visiting the property?
Does the cleanup include weed control?
Are cleanup photos formatted for HOA board submission?
What happens if the provider doesn’t show for the scheduled job?
Can debris removal and junk hauling be submitted together?
Landscaping Cleanup
Across 12 U.S. Markets
We operate across Arizona, Texas, Florida, Georgia, Nevada, Colorado, and Washington. Each market has dedicated dispatched providers and market-rate scoped quoting.
Phoenix, AZ
Arizona
Tucson, AZ
Arizona
Dallas, TX
Texas
Austin, TX
Texas
San Antonio, TX
Texas
Houston, TX
Texas
Orlando, FL
Florida
Tampa, FL
Florida
Jacksonville, FL
Florida
Atlanta, GA
Georgia
Las Vegas, NV
Nevada
Denver, CO
Colorado
Get Your Cleanup Scoped
and Quoted in 48 Hours
Submit the work order with a photo of the current yard condition and your target completion date. Our quoting team scopes from the photos. Most jobs complete within 5 business days, with same-day service available on qualifying orders.
