Denver Metro Eviction Cleanout
& Property Turnover
Your unit needs to be rent-ready — not next month, now. We handle the full two-phase eviction set-out and property clearance so you can start showing the unit and collecting rent again. Trusted by 50+ Denver metro property managers for fast, documented, compliant turnovers.
Who We Work With
We serve every professional involved in the eviction turnover process — from the property manager scheduling the lockout to the lender recovering a distressed asset.
Property Managers
Managing a portfolio? We handle the cleanout so your maintenance team stays focused on repairs. Multi-property discounts available. Most of our PMs call us back within 90 days.
Individual Landlords
First eviction or your tenth — we walk you through the legal process, handle the heavy lifting, and deliver documentation for your records. No surprises.
REO Asset Managers
Foreclosure turned eviction? We understand lender timelines, chain of custody, and compliance documentation. See our Foreclosure Cleanout service.
Real Estate Agents
Need a unit showing-ready before listing? We clear, document, and deliver so you can photograph and list faster. Same-day turnaround available.
Banks & Lenders
Full compliance documentation, time-stamped photos, disposal receipts. Everything your legal and asset management teams need for the file.
Our Two-Phase Eviction Turnover Process
Colorado law mandates a specific sequence for eviction property clearance. We manage both phases so your unit is rent-ready within 48–72 hours of lockout — fully documented and legally airtight.
Same-Day Set-Out
What happens: Our crew arrives within 45 minutes of your call — typically the same day as your sheriff lockout. We remove everything from inside the unit: furniture, appliances, clothing, debris, personal property. The interior is cleared to bare walls and floors.
Outcome: Unit interior is empty. Your maintenance team can begin repairs, painting, and turnover work immediately.
Where items go: Placed neatly at the curb, driveway, or designated area you specify — organized and visible per Colorado statute requirements.
Documentation delivered: Time-stamped interior photos (before), set-out location photos (after), crew manifest.
Duration: 1–4 hours (studio = 1 hr, 3-bed = 2–3 hrs, hoarder-level = 4+ hrs).
Return Haul & Disposal
What happens: After the county-mandated waiting period (24–48 hours), we return with trucks and load all remaining items. Everything is disposed of responsibly: donated, recycled, or landfilled per Colorado regulations.
Outcome: Property is fully cleared and rent-ready. No items remain on-site. Turnover is complete.
Legal protection: The two-step process proves you gave the tenant access to retrieve belongings during the waiting period. Without this, tenants can sue for 3x damages.
Documentation delivered: Waiting period verification, disposal receipts, final property condition photos. Full package delivered digitally within 24 hours.
Duration: 1–2 hours depending on volume.
Your Property Turnover Timeline
From the moment the sheriff leaves to the moment your unit is rent-ready — here is exactly what happens and when.
(45-min dispatch)
Unit interior cleared
period (county rules)
Phase 2 haul complete
Colorado Eviction Law: What Property Managers Need to Know
Non-compliance creates liability. We handle the legal requirements so you don't have to track county waiting periods, documentation standards, or set-out procedures yourself.
Step 1: Sheriff Lockout
Only a sheriff or authorized officer can legally lock out a tenant in Colorado. The sheriff changes the locks but does not remove belongings.
We coordinate crew arrival with your scheduled lockout time. When the sheriff leaves, we begin immediately. No delays, no gaps.
Step 2: Full Set-Out Required
ALL belongings must be moved outside the dwelling before any disposal can happen. This is legally non-negotiable. Failure to complete a full set-out before disposal exposes you to 3x damages under Colorado statute.
We handle the entire set-out — every room, every closet, garage, shed. Nothing stays inside.
Step 3: Mandatory Waiting Period
Denver County = 24 hours. Adams County = 48 hours. Items must remain at the set-out location, accessible and undisturbed, for the full period.
We track and verify the waiting period for your county. You receive a compliance confirmation before Phase 2 begins.
Step 4: Documented Disposal
Once the waiting period expires, remaining items can be legally hauled away. Items retrieved by the tenant are no longer your liability.
We deliver: Time-stamped photos, disposal receipts, and a compliance summary report — within 24 hours of completion.
Costly Eviction Mistakes That Create Liability
These are the errors we see property managers and landlords make — and what they cost.
❌ Disposing of Belongings Same-Day
Some landlords dump belongings in a dumpster the day of lockout. Tenant sues claiming no access to retrieve property. Average liability: $5,000–$15,000 in damages + attorney fees.
❌ Moving Items Off-Property
You move set-out items to a storage unit or off-site location. Tenant cannot access their belongings during the waiting period. Automatic liability — tenant does not need to prove damages.
❌ No Photo Documentation
No time-stamped photos, no receipts, no timeline. If the tenant files a claim, you cannot prove compliance. Without evidence, you lose. Period.
❌ Wrong Waiting Period
You haul items after 24 hours in a 48-hour county (Adams, Arapahoe). Tenant claims insufficient access time. Getting this wrong invalidates the entire process. We confirm your county's requirements before we start.
Real Case: 3-Bedroom Aurora Apartment Turned Over in 52 Hours
Property manager called at 9:15 AM on a Tuesday. Sheriff lockout scheduled for 10:00 AM at a 3-bed/2-bath apartment in Aurora. Tenant had not vacated. Unit condition unknown. The PM needed the unit rent-ready by end of week for a scheduled showing.
Crew of 4 arrived 30 minutes after lockout completed. Unit was heavily cluttered — furniture in every room, kitchen full of food waste, garage packed floor to ceiling. Full set-out completed in 3 hours 45 minutes. 47 time-stamped photos taken. All items placed in designated parking area per Arapahoe County rules.
48-hour Arapahoe County mandatory waiting period. Former tenant retrieved 3 boxes of personal items Wednesday evening. Retrieval documented with photos.
Return crew loaded all remaining items. Two truck loads hauled to disposal. Disposal receipts generated for each load.
Result: Unit rent-ready by Thursday 4:00 PM. Total elapsed time from lockout to rent-ready: 52 hours. Property manager received full documentation package by Friday morning. Maintenance crew began repairs Friday afternoon. Unit listed the following Monday.
Cost: $750 (standard 3-bed cleanout, no biohazard surcharge)
Before & After: Eviction Property Turnovers
Every project is photographed and documented. Here are recent eviction cleanouts from the Denver metro area.
Complete Property Clearance — Interior & Exterior
We remove everything the tenant left behind. The unit is cleared to bare walls and floors — ready for your maintenance crew.
Local Eviction Specialist vs. National Franchises
Not all removal companies understand eviction law. Here is how a local specialist compares to the national chains.
| Factor | Junk Same Day | National Franchises |
|---|---|---|
| Eviction Law Knowledge | Colorado-specific compliance built into every job | General removal — no legal awareness |
| Response Time | 45-minute dispatch, same-day service | 24–48 hour booking window |
| Two-Phase Process | Automatic set-out + return haul | Single-visit only — creates legal liability |
| Documentation | Time-stamped photos, receipts, compliance report | Basic receipt only |
| Pricing | Flat-rate per job, no franchise markup | Franchise fee built into every quote |
| Availability | 7 days/week, 7 AM–8 PM including holidays | Business hours, limited weekends |
| Crew Consistency | Same experienced crew, owner-managed | Random day laborers each visit |
Our Guarantee to Property Owners
We carry full commercial general liability insurance and are bonded in the state of Colorado. Here is what that means for you.
Property Protection Guarantee
If our crew damages your property during cleanout, we cover the repair. Full commercial general liability insurance protects your asset from start to finish.
Compliance Guarantee
If our process creates a compliance issue, we resolve it at our cost. We document every step specifically to prevent this — but if something goes wrong, we own it.
Satisfaction Guarantee
If you are not satisfied with the cleanout result, we return and address the issue at no additional charge. Your property, your standards.
Proof of insurance available upon request. COI provided same-day for property management companies.
Eviction Cleanout Pricing — Transparent & All-Inclusive
Every quote includes the full two-phase process, documentation package, and compliant disposal. No hidden fees. No franchise markup.
FASTEST: Call for Property Quote
Call (303) 324-6014 and describe your property. We quote in 3–5 minutes. Immediate dispatch available.
MOST ACCURATE: Send Property Photos
Text photos of the unit to (303) 324-6014 showing scope and property layout. Same-day quote with full accuracy.
Sheriff-Assisted Eviction Pricing
When the sheriff is supervising the lockout, you are on a strict clock. Denver County gives you 2 hours. Jefferson County gives 1.5 hours. Arapahoe County gives just 1 hour. If your crew is too small or too slow, the eviction is canceled on the spot — and you pay another $100+ to reschedule weeks later.
Minimum crew sizes set by county sheriff requirements
| Property Size | Required Crew | 2-Hour Minimum |
|---|---|---|
| Studio / 1 Bedroom | 4 people | $400 |
| 2 Bedroom | 6 people | $600 |
| 3 Bedroom | 8 people | $800 |
| 4–5 Bedroom | 10–14 people | $1,000–1,400 |
Additional time billed at the same $100/person rate, prorated in 30-minute increments. Most sheriff-supervised evictions complete within the 2-hour window — that is what we staff for.
Sheriff window by county
What is included
- Pre-staged crew arrives when the sheriff arrives
- Full property clearance within sheriff’s window
- All items moved to curb or designated area
- Photo documentation throughout
- Coordination with sheriff’s timeline
- No delays — begin loading immediately
Standard Eviction Cleanout Pricing
For non-sheriff cleanouts or when the sheriff has already left — our full two-phase process:
Heavy / Hoarder Unit
Extreme conditions, biohazard, or 4+ bedroom properties. Crew of 6–8. Full PPE. 4–8+ hours.
- Two-phase process (set-out + haul)
- Biohazard handling & containment
- 50+ time-stamped photos
- Disposal receipts per load
- Compliance summary report
- Dedicated project lead
Standard Eviction
Typical 1–3 bed unit. Furniture, debris, personal property. Crew of 3–4. 2–4 hours.
- Two-phase process (set-out + haul)
- Time-stamped photos
- Disposal receipts
- Compliance summary
Light Cleanout
Minimal items left behind. Clean unit with scattered belongings. 1–2 hours.
- Two-phase process (set-out + haul)
- Photos & disposal receipt
⚠️ Potential Surcharges (quoted before work begins)
- • Biohazard (mold, feces, needles): +$200–500
- • 3rd floor walk-up / no elevator: +$100–200
- • Extreme hoarding (cannot see floors): Custom quote required
- • Weekend & holiday priority dispatch: No surcharge
🏢 Managing Multiple Properties?
Ask about our property management partnership rates. Multi-unit discounts available for 3+ cleanouts per quarter. Call (303) 324-6014Why Denver Property Professionals Choose Junk Same Day
We are not a general removal company that occasionally does evictions. Eviction turnovers are a core part of our business.
45-Minute Dispatch
We prioritize eviction calls. When the sheriff leaves, we are already en route to your property.
Insured & Bonded
Full commercial general liability. COI provided on request. Your property and your liability are protected.
Full Documentation Package
Time-stamped photos, disposal receipts, compliance summary. Delivered digitally within 24 hours of completion.
Colorado Law Expertise
We know county-specific waiting periods, set-out requirements, and documentation standards. 500+ eviction turnovers completed.
Repeat Client Pricing
Most of our property managers call us back within 90 days. Multi-property discounts for portfolio managers.
Family-Owned, Not a Franchise
No franchise fees in your quote. Same crew every time. Owner-managed operations with direct accountability.
What Property Professionals Say
Feedback from property managers, landlords, and real estate professionals across Denver metro.
“They understand the legal side better than any vendor we’ve used. The two-phase process was handled perfectly, documentation was thorough, and we never had to worry about compliance. They’re our go-to for every eviction now.”
“We’ve used them for 6 evictions this year. Same crew, same quality, same documentation every time. They know Colorado law better than most attorneys I’ve talked to. Never had a compliance issue across any of our properties.”
“Called on a Saturday morning, crew arrived in under an hour. Unit was completely cleared the same day and rent-ready by Monday. Exactly the turnaround speed I needed.”
“The documentation package alone is worth the price. Our attorney loves working with their compliance reports — time-stamped photos, disposal receipts, everything organized and delivered the next day. Makes our job significantly easier.”
Eviction Cleanout FAQ — For Property Managers & Landlords
Common questions from property managers, landlords, and investors about our eviction turnover process.
We dispatch crews within 45 minutes of your call — 7 days per week, 7 AM to 8 PM, including weekends and holidays. Tell us your sheriff lockout time and we coordinate crew arrival so work begins immediately after the sheriff leaves. No gaps, no waiting.
Yes. We carry full commercial general liability insurance and are bonded in the state of Colorado. Certificate of Insurance (COI) provided same-day upon request. If our crew damages your property during the cleanout, we cover the repair. Many property management companies require COI before engaging vendors — we provide it as standard practice.
You receive a complete documentation package delivered digitally within 24 hours: (1) Time-stamped photos — before, during, and after each phase; (2) Itemized disposal receipts for every load; (3) Compliance summary report including county waiting period verification and set-out confirmation. This package is designed for your property management records, insurance documentation, and legal protection.
Colorado law requires a mandatory waiting period (24–48 hours depending on county) between the set-out and disposal. During this time, the tenant has a legal right to retrieve belongings. Skipping this step — hauling items away immediately — gives the tenant grounds to sue for 3x damages, plus attorney fees. Our two-phase process (same-day set-out + return haul after waiting period) keeps you 100% compliant and protected from liability.
Yes. Property management companies with 3 or more cleanouts per quarter receive preferred partnership rates. We also offer volume discounts for multi-unit turnovers at the same property. Call (303) 324-6014 to discuss partnership pricing for your portfolio.
We handle biohazard units regularly. For mold, feces, urine saturation, needles, or chemical contamination, our crew uses OSHA-compliant PPE (respirators, hazmat suits, gloves), proper containment protocols, and enzymatic treatments. Biohazardous waste is disposed of separately per Colorado Health Department regulations. The biohazard surcharge ($200–$500) is quoted before work begins — no surprises.
Absolutely. We provide a single point of contact for your team and schedule around your maintenance crew’s timeline. We currently work with over 50 property management companies across Denver metro. Whether you need us to coordinate with your sheriff scheduling, maintenance crew, or leasing team — we handle the logistics.
Sheriff-assisted evictions are priced at $100 per crew member with a 2-hour minimum. This is the typical sheriff on-site window in Denver County. Crew sizes are dictated by county requirements — Denver requires 4 people for a 1-bedroom, 6 for a 2-bedroom, and 10–14 for 4–5 bedroom units. If the job runs beyond 2 hours, additional time is billed at the same per-person rate in 30-minute increments. For example, a 2-bedroom with 6 crew members for the standard 2-hour window costs $600. This covers the full set-out: every item moved from inside the unit to the curb or driveway within the sheriff’s time limit.
This is exactly why we staff to the county’s required crew size. Denver gives you 2 hours, Jefferson County gives 1.5 hours, and Arapahoe County gives just 1 hour. If the sheriff determines there are not sufficient movers or the work is not completed in time, the eviction can be canceled — costing you another $100+ rescheduling fee and weeks of delay. We pre-stage our full crew so work begins the moment the deputy grants permission to enter. In 6+ years, we have never missed a sheriff window.
No franchise markup means lower overhead and better pricing. National chains charge a franchise fee on every job that gets passed to you. Our quotes include full documentation and compliance reports that franchises either charge extra for or do not provide at all. You also get the same experienced crew every time — not random day laborers assigned by a franchise system.
Eviction Cleanout Service Areas — Denver Metro
We dispatch crews across the entire Denver metro with 45-minute average response times.
Manage properties outside metro Denver? Call (303) 324-6014 — we may still be able to help.
Related Services & Resources
- 📄 Colorado Dept. of Local Affairs – Eviction Info State guidance on eviction timelines and tenant rules.
- ⚖️ Colorado Judicial Branch – Eviction Forms Official court documents for eviction filings.
- 👮 Denver Sheriff – Civil Evictions Lockout procedures and scheduling information.
- 🏛️ City of Denver – Landlord-Tenant Info Local compliance requirements for property owners.
- 📘 Colorado Revised Statutes – Landlord/Tenant Law Official eviction statutes.
- 📝 Law Help Colorado – Eviction Legal Aid Neutral resource explaining local eviction law.
- 🔧 NOLO – Colorado Eviction Rules Plain-language breakdown of eviction procedures.
Get Your Unit Rent-Ready — Call Now
Whether you need a crew today or want to schedule for next week, we dispatch in 45 minutes and deliver full documentation within 24 hours. Insured, bonded, and trusted by 50+ Denver metro property managers.
Serving Denver metro property managers, landlords, in
Every county has different sheriff rules, timelines, and fees. Click your city for county-specific eviction cleanout details.City-Specific Eviction Cleanout Guides
Arapahoe County
Centennial
Arapahoe County
Englewood
Arapahoe County
Greenwood Village
Arapahoe County
Littleton
Arapahoe County
Thornton
Adams County
Westminster
Adams County
Northglenn
Adams County
Commerce City
Adams County
Federal Heights
Adams County
Lakewood
Jefferson County
Arvada
Jefferson County
Wheat Ridge
Jefferson County
Parker
Douglas County
Highlands Ranch
Douglas County
Castle Rock
Douglas County
