To turn a trashed rental around fast, document the unit, confirm you're clear to remove what's left, then have it emptied in one trip. Cowboy Site Services clears rentals across Collin and Grayson County, sweeps up and sends before-and-after photos. Pricing goes by trailer space, with a firm quote before loading.
The door opens, and it's worse than you thought
Most landlords know the feeling. The tenant is gone, but their furniture, trash bags and food waste are not. The carpet is stained and the garage is packed.
It's frustrating, and the clock is already running. The good news is that a trashed unit follows the same path back every time. It just has to happen in the right order.
Why speed matters on a turnover
A full unit can't be repaired, cleaned or shown. Every trade you need is waiting on the same thing: an empty space.
That's why the cleanout sets the pace for the whole turnover. Get it done fast and everything after it can start sooner.
Step 1: Document everything first
Before anything gets moved, take photos and video of every room. Get the closets, the garage, the backyard and the appliances. Those records matter for the deposit and for your own files.
Write down anything that looks valuable or personal. Keep it separate from what's clearly trash.
Step 2: Make sure you're clear to remove it
Texas law sets rules for what a landlord can do with a tenant's property. Check where you stand before you clear the unit.
Our Texas landlord eviction cleanout guide walks through the basics and points to the official sources. If there's a legal hold or an itemized list you need, tell us up front and we'll work to it.
Step 3: Clear it in one trip
Once you're clear to go, the fastest move is one full haul-off. Furniture, mattresses, clothes, food waste and whatever is in the garage all go at once.
Our eviction and rental cleanout service is built for this. We clear every room, sweep the unit down and leave it ready for your cleaners or painters.
You get before-and-after photos when we're done. That's usually what a landlord needs for the file.
What gets cleared from a trashed unit?
Most trash-outs look alike once you start loading. Here's what we usually haul from a rental:
- Furniture and mattresses left behind
- Bagged and loose trash in every room
- Food waste and spoiled fridge contents
- Clothes, toys and personal clutter
- Whatever is piled in the garage or backyard
- Broken appliances and old electronics
A real job: a rent house ready for rehab
One of our bigger jobs was a cleanout for a property owner getting a rent house ready for a rehab. The goal was to get it back on the market.
That's the typical order. The house gets emptied first, then the rehab crew comes in, and then it's listed for rent. The cleanout is the step that unlocks everything after it.
Step 4: Hand off to the rehab crew
An empty, swept unit lets your contractors see the real damage. Flooring, drywall and fixtures are easier to price when nothing is piled on them.
If the rehab includes tear-out, we can help there too. Old carpet, cabinets and drywall are part of what we handle as light demolition, quoted per job.
What does a rental cleanout cost?
Haul-offs are priced by how much room the load takes on our 14-foot trailer. A minimum pickup starts at $189, a half trailer load at $515 and a full trailer load at $759.
Send photos for an honest estimate up front. We confirm a firm quote on site before loading, and it doesn't change after you say go. Payment is at the end, once you're satisfied.
What we can't take
Trashed units often have leftover cans and bottles in the garage. We can't take wet paint, chemicals, motor oil, tires or ammunition.
Set those aside, and see our guide to household hazardous waste in Collin County for drop-off options.
Your turnaround checklist
Keep this list handy for the next turnover. It works for a light mess or a full trash-out.
- Photograph and video every room before touching anything
- Note any personal or valuable items separately
- Confirm you're clear to remove what's left
- Send photos for a cleanout quote
- Clear the unit in one trip and get after photos
- Bring in cleaners, painters or the rehab crew
- List it for rent
For property managers with more than one door
If you manage several units, a hauler you can call again matters. Our page for property managers covers how we handle turnovers across a portfolio.
We're Veteran-owned, insured and locally run in McKinney. You deal with the owners, not a call center, and same-day service is available when the schedule allows.
This is general information, not legal advice.