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This work, often called a "trash out" or "junk out," is a critical earlystep in the property preservation process. On face value, this looks like the job of your worst nightmares. It most certainly won't win any awards for job of the year, but for those in the know, it's one of the quickest routes to fast cash you can come across. Luckily, the amount you will be paid for this job will almost certainly make up for the bad smell.
The primary source for these rules is the FHA Single Family Housing Policy Handbook (4000.1). The following is a breakdown of its key requirements for bringing a property to "broom-swept" condition.
All exterior debris must be removed in accordance with local laws. This includes everything from trash and yard waste to abandoned vehicles.
However, use good judgment for items of personal property that are securely affixed and in good condition, such as a swing set or a well-maintained dog kennel. If they add value to the property, they should not be removed. If these items are in disrepair or pose a health and safety hazard, they must be removed.
The guiding principle for the interior is to remove everything left behind by the previous occupants. This includes old furniture, discarded belongings, kitchen utensils, and trash. Worn-out or hazardous flooring, like heavily stained or torn carpets, should also be removed.
There are very few exceptions. You would only leave items behind if instructed to do so for legal reasons, such as:
Contractors are required to remove unhealthy or hazardous materials before conveying the property. Always adhere to local and Environmental Protection Agency (EPA) guidelines for proper disposal.
Common hazardous materials include:
For your safety, always wear appropriate Personal Protective Equipment (PPE), including commercial-grade gloves, safety goggles, and dust masks. Ventilate the property by opening windows as soon as you arrive.
Paint cans can typically be disposed of with regular debris once the paint is completely dried. You can do this by brushing it onto cardboard or adding an absorbent material like kitty litter or sawdust to the can.
Refrigerators must be unplugged immediately. The doors should be removed and stored if required by local ordinances to prevent entrapment. Many states have specific refrigerator recycling programs; check with your local landfill for instructions.
If you find minor evidence of pests (e.g., roaches, mice), you can often use over-the-counter products for extermination. However, if an infestation is severe and constitutes a health and safety hazard that prevents you from working, you may need to use a professional pest control service.
Proper documentation is not optional—it's how you get paid. Failure to provide complete records can result in a rejected invoice.
Before submitting a bid, you must visit the property. You cannot accurately estimate the scope of work, tools, or manpower required without seeing it firsthand.
You will need to estimate the volume of debris in cubic yards for your bid and invoice. A practical way to do this is by tracking the space used in your dump trailer or truck. For example, if you use a 10-foot truck with a capacity of 15 cubic yards and fill it completely, you've removed 15 cubic yards of debris.
Photographs are mandatory. Take clear "before" and "after" pictures of all areas where debris was removed. Each photo must be dated and include the property address. Remember the industry mantra: no photo, no pay.
You must maintain a complete audit trail for all disposals. This includes:
If the cost of debris removal will exceed the standard allowable amount, you must get prior written approval. This typically requires submitting two independent, competitive bids to the asset management company, which will then forward them to the appropriate HUD Mortgagee & Marketing (M&M) contractor for approval.
The rules can change when debris is removed as part of a legal eviction.
Arriving prepared is crucial. Here is a basic checklist of tools for a typical debris removal job:
