First-Time Landlord Guide · Denver Metro

DIY Landlord Eviction Cleanout Denver

First eviction? Here's exactly what happens after the sheriff leaves — the timeline, costs, legal requirements under CRS 38-12-126, and how to get your unit re-rented without a lawsuit.

Call (303) 324-6014

Quick Answer

After the sheriff executes the writ, you have to handle the tenant's belongings according to CRS 38-12-126 — this is where most first-time landlords make expensive mistakes. We clear the unit same-day with timestamped documentation that protects you from deposit disputes and personal property claims. Pricing starts at $495. Call (303) 324-6014.

The Sheriff Just Left. Now What?

If this is your first eviction, the moment after the sheriff leaves is overwhelming. The unit is full of stuff. The tenant's belongings are everywhere. You're angry, stressed, and tempted to start throwing things in a dumpster.

Do not do that.

Colorado law gives specific protections to tenant property — even after eviction. If you handle the cleanout wrong, you can be sued for the value of destroyed property, even property that looks like trash to you. Here's the step-by-step guide for doing it right.

Step 1: Understand CRS 38-12-126 (The Property Rules)

Colorado Revised Statute 38-12-126 governs what happens to tenant property after eviction. Here's what it means in plain English:

You must make reasonable efforts to store belongings. This doesn't mean you need a storage unit. It means you can't throw everything in a dumpster 5 minutes after the sheriff leaves. Professional cleanout companies document everything — that's your "reasonable effort" proof.

Items of obvious value need careful handling. Electronics, jewelry, legal documents, prescription medications, weapons, and sentimental items (photos, urns) should be set aside and documented, not tossed.

Documentation is your defense. Timestamped photos of every room before and after, an itemized log of what was removed, and a record of how items of value were handled. This is what protects you if the tenant files a claim.

This is exactly why professional cleanout crews exist. We handle the documentation, the item sorting, and the legal compliance — so you don't accidentally create liability for yourself by tossing something you shouldn't have.

Step 2: The Cleanout Timeline

Here's what a professional eviction cleanout looks like on your end:

DAY 1

Sheriff executes writ. You call JSD. Tell us the address, unit size, and condition (if you know it). We dispatch a 6-10 man crew — often same-day if you call before noon.

DAY 1

Crew arrives, documents, clears. Before/after photos of every room. Items of value set aside and logged. Everything else cleared. Unit left broom-clean. Takes 2-4 hours for a typical 2-3BR.

DAY 1-2

Documentation package delivered. You receive a PDF with timestamped photos, itemized removal log, and notes on items of value. This is your legal defense package.

DAY 2-3

Deep clean + repairs. Optional: our cleaning partner makes the unit showing-ready. You start taking applications.

Step 3: Know What It Costs

Here's what Denver eviction cleanouts actually cost — no surprises:

Studio / 1BR

$495–$895

2-3 Bedroom

$895–$1,500

Full House

$1,500–$2,500

Sheriff-Present

From $2,500

Full pricing breakdown: /eviction-cleanout-pricing-denver/

Compare that to the cost of doing it wrong: a tenant lawsuit for destroyed property can cost $5,000-$20,000+ in legal fees and damages. The cleanout + documentation is the cheapest insurance you'll ever buy.

The 5 Mistakes First-Time Landlords Make

Mistake 1: Starting the cleanout before the sheriff arrives.You cannot enter the property or touch tenant belongings until the sheriff executes the writ. Doing so before can invalidate the entire eviction.

Mistake 2: Throwing everything in a dumpster with no documentation.Even garbage-looking items can have a claimed value. Without photos and an itemized log, you have no defense against a personal property claim.

Mistake 3: Keeping or selling the tenant's stuff.Colorado law doesn't give you ownership of abandoned property just because the tenant was evicted. Taking or selling items creates serious legal exposure.

Mistake 4: Not rekeying the locks.The tenant still has keys. They can (and sometimes do) return after eviction. Rekeying costs $19/lock. Not rekeying can cost everything in the newly cleaned unit.

Mistake 5: Waiting too long to start.Every day the unit sits empty costs you ~$60 in lost rent (Denver average). A 2-week delay costs $840. Same-day cleanout gets you re-rented faster.

Can I Do the Cleanout Myself?

Legally, yes. Practically, here's what that looks like:

Truck rental: $150-$300/day for a box truck
Dump fees: $50-$100 per load at Denver Arapahoe Disposal Site
Your time: 8-16 hours for a 2-3BR, depending on condition
Heavy items: Couches, mattresses, appliances — you need 2-3 helpers minimum
Hazards: Needles, biohazard, mold, pest infestations — all common in eviction units
Documentation: You'd need to create your own photo log and itemized removal record

Total DIY cost: $300-$600 + a full day (or two) of your time + zero legal documentation. A professional cleanout costs $495-$1,500 and takes 2-4 hours with full documentation included. For most landlords, especially on a first eviction, the professional route is worth it.

The Full Eviction Day Bundle

If you want the entire eviction day handled through one phone call — locksmith, cleanout crew, towing, deep clean, and water damage response — we built the Eviction Day Coordinator specifically for situations like yours. One call, one coordinator, one invoice. You focus on finding your next tenant.

First-Time Landlord FAQ

How soon after the sheriff leaves can I start the cleanout?

Immediately. Once the sheriff executes the writ and the tenant is removed, you have legal possession of the property. The sooner you start the cleanout, the sooner you stop losing rent. We can dispatch a crew same-day if you call before noon.

What if the tenant contacts me about their stuff after the eviction?

This is where documentation saves you. If you have timestamped photos and an itemized log showing how the property was handled, you can demonstrate compliance with CRS 38-12-126. Without documentation, it becomes your word against theirs. Consult with your attorney about your specific obligations for the reclaim period.

Can I deduct the cleanout cost from the security deposit?

Yes. Under Colorado law (CRS 38-12-103), you can deduct for damages beyond normal wear and tear, including the cost of removing tenant-left belongings and returning the unit to rentable condition. Keep the cleanout invoice and documentation package — they support your deduction.

What if the unit has biohazard conditions?

If our crew finds biohazard conditions — blood, feces, needles, animal waste accumulation, or signs of drug manufacturing — we stop work in that area and follow our biohazard protocol. We refer to a certified remediation company. The cleanout continues in unaffected areas. You're never left waiting.

I only have one rental property. Do you work with small landlords?

Absolutely. Most of our DIY landlord clients own 1-4 units. You get the same 6-10 man crew, the same documentation package, and the same legal compliance as our property management clients. No minimum portfolio size.

What if I'm not sure I need a full cleanout?

Text us photos of the unit at (303) 324-6014. We'll give you a quote within minutes. Sometimes units only need a partial cleanout — we price based on what's actually there, not a flat rate.

Do you handle the deep cleaning too?

We coordinate it through our cleaning partner. The cleanout crew clears the unit, and the cleaning team comes in the next morning to make it showing-ready. One call to us handles both.

What areas do you cover?

Full Denver metro — Denver, Aurora, Lakewood, Arvada, Thornton, Westminster, Centennial, Littleton, Commerce City, Parker, and all surrounding areas.

First Eviction? We've Got You.

Same-day cleanout with full legal documentation. No mistakes, no lawsuits, no stress.

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4.8 out of 5 based on 146+ Google reviews

★★★★★

“Called at 10am, crew was here by noon. Three guys cleared my entire garage in under two hours. Donated what they could, recycled the rest. Exactly what was quoted — no surprises.”

— Sarah M. via Google

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“Used them for an eviction cleanout. Full documentation with photos, itemized list, everything I needed for the deposit dispute. Professional crew, fast work. Will use again.”

— James C. via Google

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“Texted photos of my basement junk at 9am, had a quote in 10 minutes, crew showed up same day. They even swept the floor after. Best junk removal experience I’ve had.”

— Marcus J. via Google

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