End of tenancy clearance: a guide for landlords

Before you clear anything

An end of tenancy clearance should only begin once you are certain the tenancy has ended and the property is yours to deal with. Items left behind are not automatically rubbish, even when they look like it. Landlords should follow the correct process for belongings a tenant has left, check what the tenancy agreement says and take advice if unsure. This guide does not cover that process. It covers the practical work that comes after it.

Record the condition of the property

Evidence gathered before the clearance matters as much as the clearance itself. Walk through the property with the check-in inventory if you have one, and record what you find before anything is moved. Clearance costs, and evidence such as photos and invoices, are commonly relevant to deposit discussions, so a clear record made on the day is worth the time. Capture at least the following.

• Dated photos of every room, including inside cupboards and wardrobes.
• Close-ups of any damaged, stained or broken items.
• The loft, cellar, garage, shed, garden and bin area.
• Meter readings and the keys that were returned.
• A written list of the larger items left behind.

Work out what needs to go

Sort what you find into three groups: things that belong to the property and stay, things that can be reused or donated, and waste. Furniture in good condition may suit a charity or reuse scheme, though upholstered pieces generally need their fire safety label. Flooring is a common sticking point. Worn or soiled carpet often has to come up before a new tenant moves in, and a carpet removal service will lift it and take it away.

Look beyond the rooms themselves. Tenants sometimes leave belongings in shared hallways, stairwells and bin stores, where they become a problem for neighbours and the managing agent. A communal area clearance deals with those. Ask whether a lock-up or storage space was let with the property too. If it has been left full, a storage unit clearance may be needed before it can be used again.

Your options for getting a rental property cleared

For a few bags and a couple of items, doing it yourself may be realistic. Be careful with council services, though. Many councils treat waste that a landlord removes from a rental property as business waste, not household waste, which can rule out the household recycling centre and the household bulky waste collection. Rules differ between councils, so ask yours before you load the car. A skip is another route, and one placed on a public road normally needs a council permit.

Using a licensed clearance company is often the quicker option when the volume is large or the property has to be ready for viewings. The crew does the carrying and loading, which helps if you manage several properties or live some distance away. For a property left full of furniture and belongings, the job is closer to a full house clearance than a rubbish collection, so describe it accurately when you ask for quotes.

Check who is taking the waste

As the person arranging the clearance, you have a duty of care to pass the waste only to an authorised carrier. Ask for the waste carrier registration number and check it on the Environment Agency's public register, which anyone can search online. Keep the waste transfer note or invoice with your tenancy records. If waste from your property is later found fly-tipped, that paperwork shows who you gave it to and that you checked.

A sensible order of work

1. Confirm the tenancy has ended and that the correct process for any belongings left behind has been followed.
2. Photograph and list everything before it is touched.
3. Separate items that stay, items for reuse and waste.
4. Get quotes from registered waste carriers, using your photos.
5. Have the property cleared, then photograph it again when empty.
6. File the invoice and waste transfer note with the tenancy paperwork.
7. Book cleaning and repairs once the rooms are clear.

Leave cleaning, decorating and repairs until the clearance is done. Contractors work faster in empty rooms, and you can only judge the state of floors, walls and fitted units properly once the furniture and bags have gone. If appliances or furniture belong to the property and are staying, label them clearly so nothing is removed by mistake.

How we help landlords and letting agents

Rubbish Removals Ltd carries out end of tenancy clearance for landlords and letting agents. Send photos for a free quote and we confirm a clear price before loading. The team collects from inside the property, the loft, the garage and the garden, does all the lifting and tidies up afterwards. Collection is the same or next day wherever possible, and waste transfer notes and invoices are provided as required.

Cost depends on the type and volume of waste, access, and any heavy lifting or dismantling, so a top floor flat full of furniture costs more to clear than a few bags in a hallway. Guide prices are by load size and start at £155 for one cubic yard, which is about 10 bin bags. Photos of each room, taken from the doorway, are usually enough for us to quote.