Landlord turnover cleanout in Orlando

The short answer

Turnover clearances price by volume:

A lightly abandoned studio is a quarter at $241. A one-bedroom left furnished is a half at $431. A three-bedroom single-family rental in Pine Hills, Azalea Park or Kissimmee with a garage full of the last tenant's belongings is three-quarters to a full truck, $587 to $732. Carry-out from any floor is included and the per-visit minimum is $75.

Speed is the whole product

For an owner, the cost of a cleanout is not the invoice. It is the days between the old tenant leaving and the new one signing, multiplied by the rent.

So the sequence that actually protects the number is tight: clear on day one, paint on day two, clean on day three, photograph and list on day four. Anything that delays the first step delays all four, and a unit that sits full for two weeks while somebody arranges a skip has cost more than the clearance would have.

Flat published pricing exists to remove the slowest part of that — waiting for an estimator. Photos in, price out, book the next available window.

Approve it without visiting

A large share of Orlando's rental stock is owned by people who do not live in Central Florida, and a large share of the rest is managed on behalf of owners who never see the unit.

That works fine here. Your maintenance tech or turnover cleaner photographs each room including the closets, the lanai and the garage. The photos go out, a flat price comes back, and the owner or the manager approves it by message. Nobody needs to be present for the work, access is arranged by lockbox or by the leasing office, and photos of the cleared unit come back the same day for the file.

What gets left behind in this metro

The pattern is consistent enough to plan around:

• The mattress. Always. Nobody moves a used mattress in August heat. A queen is $103 and a set is $143.
• The sofa. Bought second-hand, not worth moving twice. $126.
• Lanai and patio furniture. Rusted through and left in place. A patio table is $89 and chairs are $30 each.
• Garage contents. On single-family rentals, the garage is where a departing tenant leaves everything they ran out of time for.
• A dead window AC unit. Common in older block houses. $87 small, $109 large.
• Food in the fridge. Which in this climate becomes a serious problem within days of the power being cut.

Abandoned property: get the process right first

Before anything is removed from a unit where the tenancy has ended irregularly, follow Florida's process for handling personal property left behind and the notice requirements that go with it. Talk to your attorney or your property management company about the current requirements — this is the one part of a turnover where moving fast without paperwork creates a genuine liability.

What we can do is work to your timeline once that box is ticked, document what was removed with photographs, and provide a dated receipt for the file. What we will not do is help you skip the step.

Orlando's turnover calendar

Three predictable crunches:

Late July into the first week of August. Student leases roll near UCF and Valencia, and the whole eastern corridor from Alafaya through Waterford Lakes and Avalon Park turns over at once. Book several days ahead for anything in that catchment.

The end of any month. Standard, but amplified here because so many leases in the hospitality and healthcare corridors were signed in the same seasonal hiring waves.

After a storm week. Damaged units, wet carpet and tenants who decide not to renew. Demand on every trade spikes at once.

Outside those, next-day is usually available at the same price as booking two weeks out.

Multiple units, one morning

If you manage a portfolio, batch it. Several units at the same complex off Semoran or Curry Ford West, or several houses in the same Kissimmee subdivision, are routinely done in one morning. Each is priced on its own published number, there is no travel charge between them, and one invoice covers the run.

Bundling also avoids paying the $75 per-visit minimum repeatedly on the units that only have a couple of items in them.

What it costs on a typical unit

Studio, lightly abandoned. Mattress set, two bags of clothes, a small pile: $143 + $35 + $35 + $82 = $295. A quarter truck at $241 is lower, so $241 applies.

One-bedroom left furnished. Half truck, $431.

Three-bedroom house with a full garage. Full truck at $732, sometimes with a second load.

You get the exact rung from photos before anything is scheduled, and you pay on completion.

Frequently asked questions