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Foreclosure, Eviction and Rental Turnover Cleanouts

A property has to be empty, broom-clean and documented, usually by a date somebody else set.

Household contents staged for removal during a property cleanout

Managing property?

Tell us how many doors you turn over in a year. Repeat work gets scheduled around your dates rather than ours, and invoiced per property.

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This is the same truck as an estate cleanout and a different job in every other respect. Nobody here is grieving, nothing is being sorted for sentiment, and the thing that matters most is not the hauling at all - it is the paperwork.

A property manager, a landlord or a bank needs the unit empty and broom-clean by a date, and needs to be able to prove what was in it, what was removed and what condition it was left in. Photographs before, photographs after, an itemised invoice and a work order that survives a dispute with a former tenant or an audit. We build the job around producing that, because that is what the person paying is actually buying.

What's included

Photographed walkthrough before anything is touched, timestamped and sent same day
Full removal of abandoned contents, appliances and fixtures as instructed
Anything that looks like personal papers or ID set aside rather than binned
Broom-clean finish, floors swept, yard debris cleared
Photographed final condition and an itemised invoice per property
Same-week turnaround, and next-day where a court date or closing requires it

Job	Typical price
Studio or one-bed apartment	$350 - $700
Two or three-bed rental, ordinary turnover	$700 - $1,500
House left heavily furnished or damaged	$1,500 - $3,500
Repeat account, per-property pricing	agreed in advance
Before and after photographs, work order	included

Serving Great Falls, Black Eagle and Fort Benton.

Abandoned Property, and Why We Do Not Simply Throw It Out

The awkward part of this work is not the volume. It is that Montana law treats a former tenant's belongings as their belongings for a period after they have gone, and the person who ends up in front of a judge over it is the landlord, not the hauler.

So we do not decide what is abandoned. That is the property owner's call and it belongs on the work order. What we do is make the call defensible: photograph the contents in place before we start, list what came out in categories rather than as one line saying "junk", and set aside anything that reads as identity documents, financial paperwork, photographs, medication or firearms - which we do not remove at all, and which we will stop and call you about.

The bank-owned side has its own version of the same problem. Properties that have sat vacant through a Great Falls winter with the heat off frequently have burst pipes and water damage under the contents, and the damage is discovered during the cleanout rather than before it. We photograph it and stop rather than clearing over the top of it, because a preservation contractor arriving to find undocumented water damage is a much more expensive conversation than a phone call.

None of this is legal advice and we are not the ones who should be giving it - if a tenancy ended badly, the storage and notice rules are worth ten minutes with someone who knows them before anything moves.

Common Questions

How fast can you turn a unit around?

Ordinary two or three-bed turnovers are usually a single day, and we can generally be there inside the week. Where there is a court date, a closing or a new tenant with a signed lease, say so when you call - those get scheduled first and we work backwards from the date.

Do you handle the property if the tenant left belongings behind?

We remove what the work order tells us to remove. We do not decide what counts as abandoned, because that decision has legal consequences for you rather than for us. We photograph everything in place first so the record exists either way.

What happens if you find documents or a firearm?

We stop and call you. Identity documents, financial paperwork and medication get bagged and handed over. Firearms we do not touch, move or transport under any circumstances - that is a call to you and, depending on what you decide, to law enforcement.

We turn over a dozen units a year. Is there a better arrangement than calling each time?

Yes, and it is worth setting up. Repeat accounts get per-property pricing agreed in advance, a standing work-order format so the paperwork matches your files every time, and priority on scheduling. Tell us roughly how many doors and we will put numbers to it.

Do you clean, or only clear?

We clear and leave it broom-clean - contents out, floors swept, yard debris gone. Deep cleaning, carpets and paint are somebody else's trade and we would rather hand you a good cleaner than pretend otherwise.

Get a property cleared

Send the address and the deadline. For repeat accounts we will put per-property pricing in writing so you are not getting a fresh quote every turnover.

Call (406) 770-2429 Get a Free Quote