The sheriff just left. The locks are changed. The tenant is gone. Now you’re standing in a unit full of furniture, trash bags, random personal items, and who knows what else — and you need this space earning rent again immediately.
Post-eviction cleanup is one of the most stressful parts of property management. The unit is often in worse shape than a standard turnover, the timeline is more urgent, and there are legal requirements around abandoned property that can trip you up if you’re not careful.
This guide walks you through the entire post-eviction cleanup process — from the moment the sheriff hands you the keys to the moment you’re showing the unit to new applicants. It’s written specifically for Denver metro property managers dealing with Colorado eviction law.
Step 1: Assess the Unit (First 2 Hours)
Before you move a single item, you need to document the scene. This isn’t optional — it’s your legal protection.
Take Comprehensive Photos
Photograph everything:
- Every room from multiple angles
- All items left behind (furniture, clothing, food, trash)
- All property damage (holes, stains, broken fixtures, missing appliances)
- Condition of appliances, plumbing fixtures, and HVAC
- Any biohazard concerns (mold, pest evidence, unsanitary conditions)
Use timestamped photos. These protect you if the former tenant makes claims about their belongings or disputes security deposit deductions. For detailed documentation requirements, see our Colorado tenant abandoned property law guide.
Create a Written Inventory
List every item left in the unit. Include descriptions and estimated condition. You’ll need this for:
- Security deposit deduction documentation
- Compliance with Colorado abandoned property rules
- Insurance claims (if the unit sustained significant damage)
- Junk removal service quotes (helps us give you an accurate price fast)
Identify Health & Safety Hazards
Post-eviction units sometimes present hazards that standard turnovers don’t:
- Mold — especially in units where utilities were shut off and HVAC wasn’t running
- Pest infestations — roaches, mice, bedbugs
- Biohazards — unsanitary conditions, pet waste, spoiled food
- Structural damage — holes in walls, damaged doors, broken windows
- Missing fixtures — some tenants remove light fixtures, appliances, or even copper plumbing
If you discover significant hazards, address those before starting general cleanup. Pest treatment in particular should happen before new tenants move in — a bedbug complaint from a new tenant is far more expensive than prevention.
Step 2: Handle Abandoned Property Legally (Days 0–1)
This is where Colorado law matters most. The rules differ depending on how the tenant left.
After a Court-Ordered Eviction (Sheriff Lockout)
Good news for your timeline: after a court-ordered eviction with a Writ of Restitution, property left behind is immediately considered abandoned under Colorado law. You do NOT need to provide the 15-day notice or wait before disposing of items.
Per Colorado Revised Statutes §13-40-122(3):
- Property is immediately abandoned once the sheriff executes the order
- No certified mail notice required
- You may dispose of, donate, or discard items immediately
- You may charge the tenant for disposal costs (deduct from deposit)
Still document everything. Even though you can dispose immediately, evicted tenants sometimes file claims about “missing valuables.” Your photos and inventory are your defense.
For the full legal breakdown, including what to do with special items like documents, medications, and vehicles, read our tenant left belongings after eviction guide.
After Voluntary Abandonment (No Court Order)
If the tenant simply left without formal eviction proceedings, stricter rules apply:
- Send 15-day written notice via certified mail to the tenant’s last known address
- Wait the full 15 days from delivery date before disposing of anything
- If you sell items, hold proceeds for up to one year
This adds 2-3 weeks to your timeline. Plan accordingly — you can still start cleaning, painting, and repairing around the belongings during the notice period.
Step 3: Clear the Unit (Days 1–2)
Once you’re legally clear to dispose of abandoned property, the clock is ticking. You want this unit empty fast.
What Typically Needs to Go
In our experience cleaning out hundreds of post-eviction units across Denver, here’s what we typically find:
- Furniture: Mattresses, couches, dressers, tables, chairs (often in poor condition)
- Appliances: Window AC units, microwaves, sometimes personal fridges
- Trash: Bags of garbage, food waste, cleaning products, miscellaneous debris
- Clothing & personal items: Boxes, bags, scattered throughout
- Miscellaneous: Kids’ toys, exercise equipment, electronics, bathroom items
Professional Eviction Cleanout vs. DIY
| Factor | DIY | Professional Cleanout |
|---|---|---|
| Time to clear | 1–3 days | 2–4 hours |
| Cost (1BR) | $100–$250 (dump fees + truck + labor) | $295–$500 |
| Cost (2-3BR) | $200–$500 (multiple dump runs) | $500–$895 |
| Photo documentation | You handle it | Included — before & after |
| Disposal compliance | You sort recyclables, hazmat, e-waste | We handle all sorting & compliance |
| Same-day service | Depends on truck & dump hours | Yes — call before noon |
| Heavy items | You lift everything | Our crew handles it all |
| Broom-clean finish | Extra work | Included |
The math: At $60/day in vacancy cost (Denver average $1,800/mo rent), a 2-day DIY cleanup that could’ve been done in 4 hours costs you $120 in lost rent on top of the DIY expenses. For most property managers, professional cleanout is the faster and often cheaper option.
What About Multi-Unit Eviction Cleanouts?
If you’re managing multiple eviction cleanouts (common during economic downturns or when taking over a new building), our property management program offers:
- Volume discounts (5–15% off standard pricing)
- Priority scheduling — jump the queue when you need fast turnaround
- Net-30 invoicing — no upfront payment required
- Dedicated account manager for consistent communication
Step 4: Deep Clean the Unit (Days 2–3)
Post-eviction cleaning is almost always more intensive than a standard turnover clean. Budget extra time and possibly specialized services.
Standard Deep Clean Checklist
- Kitchen: Inside all appliances, cabinets, counters, backsplash, sink, hood
- Bathrooms: Toilet (all surfaces), tub/shower, vanity, grout, exhaust fan
- All rooms: Baseboards, light switches, outlets, door handles, window tracks
- Floors: Steam clean carpets or mop hard surfaces
- HVAC: Replace filters, clean vents
Post-Eviction Specifics
- Odor removal: Cigarette smoke, pet urine, and food odors are common. May require ozone treatment or primer/paint to seal.
- Pest treatment: If you found evidence of roaches, mice, or bedbugs, schedule an exterminator before deep cleaning. No point cleaning if pests are still active.
- Biohazard cleaning: If the unit had unsanitary conditions, consider a professional biohazard cleaning service before standard cleaning.
- Carpet replacement: If carpets are heavily stained, burned, or damaged, replacement is often cheaper than repeated cleaning attempts. Budget $2–$4/sq ft for basic apartment-grade carpet in Denver.
Step 5: Repairs & Make-Ready (Days 3–5)
Post-eviction repairs typically run heavier than standard turnovers. Common issues:
Most Common Post-Eviction Repairs
- Wall damage: Holes (fist-sized and larger are common), excessive nail holes, scuff marks, crayon/marker
- Door damage: Kicked-in doors, broken locks, damaged frames
- Plumbing issues: Clogged drains (toys, grease, debris), running toilets, damaged faucets
- Appliance replacement: Missing or non-functional units
- Flooring: Carpet burns, hardwood scratches, tile cracks
- Blinds and window coverings: Often broken or missing
When to Paint vs. Patch
- Patch and touch up: Fewer than 5 nail holes per room, minor scuffs, small marks
- Full repaint: Smoke damage, strong odors, significant wall damage, color changes, or if it’s been 3+ years since last paint
Budget $150–$300 per room for professional painting in Denver. DIY is cheaper but adds 1–2 days to your timeline.
Step 6: Security Deposit Accounting (Within 30 Days)
Colorado requires landlords to return the security deposit — or provide an itemized deduction statement — within one month of lease termination (or up to 60 days if stated in the lease).
What You Can Deduct
- Junk removal / abandoned property disposal costs (keep receipts)
- Cleaning beyond normal wear and tear
- Repair costs for damage beyond normal wear and tear
- Unpaid rent
- Unpaid utilities (if landlord-paid)
What You Need for Each Deduction
- Photos documenting the condition
- Invoices or receipts from vendors
- Written description of each deduction
- Comparison to move-in condition photos (if available)
Failure to return the deposit or provide itemization within the deadline can result in the tenant recovering up to 3x the deposit amount plus attorney fees. Don’t miss this deadline.
Post-Eviction Cleanup Cost Summary
Here’s what to budget for a typical post-eviction turnover in the Denver metro area:
| Service | Cost Range | Notes |
|---|---|---|
| Junk removal (1BR, light) | $295–$500 | Eviction cleanout service |
| Junk removal (2-3BR, heavy) | $500–$1,200 | Full house load |
| Deep cleaning | $200–$500 | Depends on condition |
| Carpet cleaning | $100–$250 | Per unit, steam clean |
| Carpet replacement | $800–$2,000 | If cleaning won’t cut it |
| Paint (full unit) | $500–$1,500 | Professional painting |
| Minor repairs | $200–$600 | Holes, fixtures, hardware |
| Pest treatment | $150–$400 | If needed |
| Total range | $1,245–$6,450 | Light vs. heavy turnover |
Compare this to your vacancy cost: at $1,800/month, a 30-day vacancy costs $1,800 in lost rent alone. Speed matters. Every day saved is $60 back in your pocket. For a complete breakdown of what turnover really costs, see our tenant turnover cost calculator.
The Post-Eviction Cleanup Timeline (Realistic)
| Day | Action |
|---|---|
| Day 0 | Sheriff executes writ. Document unit. Change locks. Assess damage. |
| Day 1 | Professional junk removal clears all abandoned property. Pest inspection. |
| Day 2 | Deep cleaning begins. Painting prep starts. |
| Day 3 | Painting and minor repairs. |
| Day 4 | Carpet cleaning or replacement. Final touch-ups. |
| Day 5 | Final walk-through. Listing photos. Unit live on market. |
5 days from lockout to listing. That’s the goal. It requires having your vendors ready to go — don’t wait until the eviction happens to start looking for a junk removal company, cleaner, and painter.
Denver-Specific Eviction Cleanout Resources
We provide eviction cleanout services across every county in the Denver metro area, with same-day dispatch for sheriff-present lockouts:
- Aurora (Arapahoe County)
- Lakewood (Jefferson County)
- Thornton (Adams County)
- Westminster (Adams County)
- Arvada (Jefferson County)
- Centennial (Arapahoe County)
- Highlands Ranch (Douglas County)
- Parker (Douglas County)
Ready to Get Your Unit Back?
Junk Same Day has handled hundreds of post-eviction cleanouts across the Denver metro. We know the urgency. We know the law. And we show up fast.
- Same-day dispatch for sheriff-present lockouts
- Full photo documentation included at no extra charge
- Broom-clean standard — unit ready for your cleaning crew
- PM accounts — volume pricing, net-30, priority scheduling
Call (303) 324-6014 now for a free estimate. Same-day appointments available.
Related Articles
- Apartment Turnover Checklist for Denver PMs (2026)
- Colorado Tenant Abandoned Property Law: What PMs Must Know
- Tenant Left Belongings After Eviction in Colorado
- Tenant Turnover Cost Calculator (2026)
- Foreclosure Cleanout Services
- Foreclosure Cleanout Cost in Denver (2026)
- REO Property Cleanout Checklist
- How Much Does Junk Removal Cost in Denver? (2026 Pricing Guide)
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