Property Manager Turnover Playbook: Trash-Out to Broom Clean

Property managers in Evansville face constant pressure to minimize vacancy time while ensuring properties meet rental standards. This playbook streamlines the turnover process from tenant move-out to new tenant move-in.

Phase 1: Initial Assessment (Day 1)

Walk-Through Checklist

• Document condition: Photos/video of each room
• Note damages: Holes, stains, broken fixtures
• Identify left-behind items: Furniture, trash, personal belongings
• Check utilities: Water, gas, electric status
• Assess scope: Estimate trash-out and cleaning needs

Phase 2: Trash-Out Service (Days 2-3)

Professional junk removal is essential for efficient turnovers:

• Full-service removal: All furniture, trash, and debris
• Same-day availability: Reduces vacancy time
• Proper disposal: Legal, insured, eco-friendly
• Clean sweep: Leave property broom-clean ready

Typical Trash-Out Costs

• Studio/1BR: $149-289
• 2BR: $289-429
• 3BR+: $429-649
• Hoarding situations: Custom quotes, typically 2-3 days

Phase 3: Repairs & Maintenance (Days 4-7)

• Patch holes and paint
• Replace damaged flooring
• Fix/replace appliances
• Address plumbing/electrical issues
• Update fixtures if needed

Phase 4: Deep Cleaning (Day 8)

• Professional carpet cleaning or replacement
• Kitchen deep clean (cabinets, appliances)
• Bathroom sanitization
• Window cleaning
• Final walk-through

Common Turnover Challenges

Abandoned Property Issues

Indiana law requires specific procedures for abandoned tenant property:

• Notice period: Must provide written notice
• Storage timeline: Hold valuable items per state law
• Documentation: Photos/inventory protect from liability
• Professional help: We understand Indiana abandoned property laws

Hoarding Situations

• Requires specialized cleanup approach
• May need pest control services
• Often 2-3x normal turnover cost
• Extra time needed for sorting/disposal

Cost-Benefit Analysis: DIY vs. Professional

DIY Approach

• Time: 3-5 days of labor
• Costs: Truck rental, dump fees, labor time
• Risks: Injury liability, improper disposal fines
• Hidden costs: Extended vacancy time

Professional Service

• Time: 2-4 hours for complete trash-out
• Costs: $149-649 all-inclusive
• Benefits: Licensed, insured, proper disposal
• Value: Get property rent-ready faster

Streamlining Multiple Properties

For property management companies with multiple turnovers:

• Volume discounts: Available for regular service
• Priority scheduling: Dedicated service windows
• Account management: Simplified billing and invoicing
• Emergency response: Available for urgent situations

Best Practices for Faster Turnovers

1. Schedule trash-out immediately after tenant moves out
2. Line up contractors before property is empty
3. Use professional services to minimize delays
4. Maintain vendor relationships for faster response
5. Document everything for legal protection