An eviction cleanout typically costs a few hundred dollars for a smaller rental and can exceed $1,000 for a large or heavily packed property. In the Denver market, one current provider reports typical eviction cleanouts ranging from about $295 to $1,500, with severe hoarding situations or multi-load jobs costing more. (1)
At Junk Master, pricing is based primarily on how much space the unwanted material takes up in the truck. Our current published prices start at an $85 minimum and range to $550 for one full 15-cubic-yard truckload. Labor and normal dump fees are included. (2)
That means two apartments with the same square footage can have completely different cleanout costs.
A one-bedroom unit with a mattress, sofa and several bags of trash could require only part of a truck. Another one-bedroom unit filled floor to ceiling with furniture, boxes and debris could require an entire load or more.
Quick answer: Volume matters more than square footage. The more truck space the belongings occupy, the more the eviction cleanout is likely to cost.
Average Eviction Cleanout Costs
For planning purposes, Denver landlords can expect smaller eviction cleanouts to cost a few hundred dollars, while full apartments and houses may run several hundred to more than $1,000 depending on how much was left behind.
Junk Master’s current published volume pricing is:
| Amount Removed | Current Junk Master Price |
|---|---|
| Minimum pickup | $85 |
| 1/8 truckload | $150 |
| 1/4 truckload | $250 |
| 1/3 truckload | $300 |
| 1/2 truckload | $350 |
| 2/3 truckload | $400 |
| 3/4 truckload | $450 |
| Full 15-yard truckload | $550 |
One full load is approximately 15 cubic yards, which Junk Master estimates as roughly four regular pickup-truck loads. (2)
These prices are a better starting point than trying to calculate an eviction cleanout strictly by bedroom count or square footage.
National junk removal companies use the same basic approach. 1-800-GOT-JUNK explains that multi-item cleanouts are priced according to the amount of truck space occupied, typically in fractional truckloads. (3)
What Determines the Cost of an Eviction Cleanout?
The biggest factor is how much material needs to leave the property, but several things can change the final price.
Amount of Junk Left Behind
More volume means more truck space.
A few bags, a couch and a mattress might occupy only a fraction of a truck. Furniture in every room plus dozens of boxes, appliances and loose trash can fill an entire truck quickly.
This is why professional junk removal companies commonly price larger jobs by volume rather than by the hour. (3)
Apartment or Property Size
Larger homes tend to contain more belongings, but size alone does not determine the bill.
A nearly empty 2,000-square-foot house may cost less to clear than a packed 700-square-foot apartment.
Think of square footage as an indicator of potential volume, not the actual pricing method.
Furniture and Heavy Items
Couches, mattresses, dressers, tables and appliances take up significant truck space.
Certain items can also have special disposal or recycling requirements. Junk Master currently charges separate municipality recycling fees for televisions and computers. (2)
Paint, pesticides, gasoline, cleaners, oils and some other chemicals require different handling. The EPA classifies many common household products as household hazardous waste and recommends specialized disposal rather than placing them with ordinary trash. (4)
Stairs and Property Access
An apartment with an elevator and parking near the entrance is easier to clear than a third-floor walk-up.
The job may take longer when crews have to deal with:
- Multiple flights of stairs
- Long hallways
- Narrow doorways
- Limited parking
- Long distances to the truck
- Furniture that must be disassembled
Current Denver junk-removal cost data likewise identifies accessibility and labor as pricing factors. (5)
Number of Truckloads
This is where expensive cleanouts separate themselves from ordinary ones.
A property that fits into one Junk Master truck has a current published maximum one-load price of $550. A property requiring two or more complete loads naturally becomes a larger project. (2)
That is why severely cluttered or hoarded properties can move well beyond normal apartment-cleanout pricing.
How Much Does an Apartment Eviction Cleanout Cost?
A typical apartment eviction cleanout will often fall somewhere between a partial truckload and a full truckload, depending on what the former tenant leaves behind.
Using Junk Master’s current published pricing, that could mean:
- Light cleanout: roughly $150–$300
- Moderate cleanout: roughly $300–$450
- Full or heavily furnished apartment: roughly $450–$550+
- More than one full load: more than $550
These are planning examples based on current truck-volume pricing, not guaranteed quotes.
A studio with only a bed, table and several bags could fall toward the lower end. A two-bedroom apartment containing complete bedroom sets, living-room furniture, appliances, clothing and trash can easily move toward a full truckload.
For comparison, another Denver provider currently publishes apartment eviction-cleanout ranges beginning around $295 for light units and rising above $1,000 for heavily packed larger apartments. (1)
If you’re dealing with the legal side of items left behind, read our guide to what happens to tenant belongings after eviction in Colorado before removing anything.
How Much Does a House Eviction Cleanout Cost?
House cleanouts are more likely to reach a full truckload or require multiple loads because there are simply more places for belongings to accumulate.
In addition to bedrooms and living spaces, a house may include:
- Garage contents
- Basement storage
- Appliances
- Patio furniture
- Shed contents
- Attic items
- Large furniture
- Yard debris
A relatively empty house may still fit within a single load. A fully furnished property or one containing years of accumulated belongings can require multiple truckloads.
Angi’s 2026 Denver junk-removal data estimates full truckloads of roughly 13–17 cubic yards at around $635–$850 in the broader local market, reinforcing why total debris volume matters more than the property’s advertised square footage. (5)
For more on timing, see our guide to how long a house cleanout takes.
Does Eviction Cleanout Pricing Include Labor and Disposal?
With Junk Master, yes—normal labor, loading, hauling and dump fees are included in the quoted volume price. (2)
You do not have to move everything to the curb before the crew arrives. Items can be removed from where they are inside the property.
That matters when comparing quotes.
A low advertised price may not mean much if additional charges are later added for:
- Labor
- Dump fees
- Fuel
- Stairs
- Travel
- Heavy lifting
- Cleanup
Junk Master’s standard pricing is designed to provide the full removal price upfront, with separate recycling charges applying to certain televisions and computers. (2)
Pricing tip: Compare the final all-in price—not just the company’s advertised starting rate.
Can Landlords Charge Eviction Cleanout Costs to a Tenant?
Colorado landlords should be careful about automatically assuming an entire eviction-cleanout bill can simply be deducted from a tenant’s security deposit.
Colorado’s security-deposit rules changed effective January 1, 2026. Current law restricts what landlords may retain from a deposit, prohibits deductions for normal wear and tear, and requires landlords to document legitimate deductions. (6)
The statute states:
“No security deposit shall be retained to cover normal wear and tear.” (6)
Whether removal costs for abandoned furniture, trash or other property can legally be charged to a former tenant depends on the circumstances, the lease, the nature of the damage or charges, and Colorado law.
Landlords should keep:
- Before-and-after photographs
- The cleanout invoice
- The lease
- Move-out documentation
- Records of the property’s condition
- Any legally required notices
If there is a dispute about whether a specific cleanout cost can be charged to the tenant or withheld from a deposit, consult a Colorado landlord-tenant attorney rather than relying solely on the junk removal company.
DIY vs. Professional Eviction Cleanout Costs
Doing an eviction cleanout yourself can look cheaper at first.
If you already own a truck, have people available to help and only need to remove a small amount of material, DIY may make financial sense.
But the real cost can include:
- Truck or trailer rental
- Fuel
- Dump fees
- Multiple disposal trips
- Donation drop-offs
- Moving equipment
- Labor
- Time away from other work
- Additional vacancy time
National 2026 junk-removal estimates put professional junk hauling at an average of about $241, although larger cleanouts can cost substantially more. (7)
For landlords, time matters too. Saving $100 on hauling does not necessarily help if doing the cleanout yourself delays cleaners, painters, maintenance crews and the next tenant.
Professional removal is often most valuable when the goal is to get the property empty and rent-ready quickly.
How to Reduce the Cost of an Eviction Cleanout
The simplest way to lower the cost is to reduce the amount that has to be hauled away.
If legally appropriate for the situation, separate:
- Items that must remain
- Belongings that can be donated
- Recyclable material
- Items requiring special disposal
- Ordinary junk
Do not mix hazardous chemicals into ordinary junk. The EPA specifically identifies products such as paint, cleaners, oils, batteries and pesticides as materials that may require special disposal. (4)
It also helps to make access easy before the crew arrives. Unlock gates, provide entry instructions and make sure the truck can park as close to the property as reasonably possible.
For landlords and property managers handling multiple units, documenting what was left behind with photographs can also make estimating future cleanouts much faster.
How to Get an Eviction Cleanout Estimate
The quickest way to get an accurate price is to show the cleanout company exactly what needs to go.
Take clear photos of:
- Every room containing belongings
- Large furniture
- Appliances
- Garage or basement contents
- Piles of trash
- Stairs or difficult access points
Junk Master provides free, no-obligation estimates and prices cleanouts according to the actual amount being removed. Photos can also help the team understand the scope before arriving. (2)
If the unit is ready to be cleared, learn more about our Eviction Cleanouts in Commerce City.
We remove furniture, boxes, clothing, household junk and other unwanted material so landlords and property managers can move on to repairs, cleaning and the next tenant.
Call (720) 999-0466 for a free estimate.
Frequently Asked Questions
What is a fair price to charge for a property cleanout?
Property cleanout pricing should reflect the amount of material being removed, the labor involved, access to the property and disposal requirements. Volume-based pricing is common because two properties of the same size can contain very different amounts of junk.
What is the minimum charge for junk removal?
Junk Master’s current minimum junk removal charge is $85. Larger jobs are priced according to how much truck space the material occupies. (2)
What does a $99 junk removal offer usually include?
A $99 offer generally represents a small pickup or starting price rather than an entire apartment or house cleanout. Always ask whether labor, loading, transportation and disposal are included before comparing companies.
How much does a full house cleanout cost?
A full house cleanout can range from several hundred dollars to well over $1,000 depending on the amount of material, the number of truckloads, property access and the types of items being removed.
How long does it usually take to clean out an entire house?
Many professional house cleanouts can be finished in several hours to one working day. Heavily packed homes, large properties and jobs requiring extensive sorting can take longer.
What is the cheapest way to have junk removed?
The least expensive option for a small amount of junk is often to donate or sell usable belongings and haul the remainder yourself. For large eviction cleanouts, professional removal may become more practical once truck rental, dump fees, fuel, labor and time are considered.
Can unwanted belongings be sold during a property cleanout?
Potentially, but ownership and legal authority to sell the belongings must be clear first. In an eviction situation, landlords should verify their rights under Colorado law before selling, donating or disposing of property left by a former tenant.
References
1. Junk Same Day, How Much Does an Eviction Cleanout Cost in Denver? 2026 Pricing Guide, https://junksameday.com/eviction-cleanout-cost-denver/
2. Junk Master, Junk Removal Pricing & FAQs, https://junkmasterdenver.com/services/junk-removal-pricing-faqs/
3. 1-800-GOT-JUNK?, What Does Junk Removal Include in the Price?, https://1800gotjunk.com/us_en/blog/pricing/what-does-junk-removal-cost-include
4. U.S. Environmental Protection Agency, Household Hazardous Waste, https://www.epa.gov/hw/household-hazardous-waste-hhw
5. Angi, How Much Does Junk Removal Cost in Denver, CO? [2026 Data], https://www.angi.com/articles/how-much-does-junk-removal-cost/co/denver
6. Colorado Revised Statutes §38-12-103 and Colorado General Assembly HB25-1249, Tenant Security Deposit Protections, https://olls.info/crs/crs2025-title-38.htm
7. Angi, How Much Does Junk Removal Cost? [2026 Data], https://www.angi.com/articles/how-much-does-junk-removal-cost.htm
Author
Junk Master Team
Junk Master is a locally owned, family-run, licensed and insured Colorado junk removal company serving Commerce City, Denver and surrounding Denver Metro communities. The team handles eviction cleanouts, rental property cleanouts, house cleanouts, estate cleanouts, furniture removal, appliance removal, donation, recycling and full-service junk hauling.
Email: junkmasterdenver@gmail.com