Taking the next step - cleanouts. Need some advice

So, as I was talking with my insurance guy the other day about coverage, I need the liability to do cleanouts and to hand out business cards, etc. So, I've been wanting to do cleanouts but didn't know where to start. Well, his parents own a storage unit and as we were talking about what I do for a living he asked me all kinds of questions, etc. Then, he said his parents own a storage unit near my parents and he helps on weekends and would I be interested in emptying out the units they move stuff to from people that dont pay and walk away. Of course I would I say! So he said he will mention it to his parents (keeping fingers crossed).

So, IF that pans out I could use them as a reference. But my question is this for fellow members here that advertise to do this - what do you say in your ads and how much do you charge?

When you do a clean out, are you also cleaning out non metal stuff like clothing and furniture to the curbs/renting dumpster etc and then as part of the deal you get any scrap left?

My fear is if I do a house cleanout there may be only some pots and pans left over for scrap lol. I was thinking around $150.00 plus expenses (dumpster, whatever)

Does that seem reasonable?

Thank you for any advice as this is a big step for me now that I am insured and feel more confident to ''step it up!!!!!''

Any advice would help with how I'd word any contracts and what I need to know about renting dumpsters and start getting prices for those kinds of things. Oh, and when you do these, do you get paid up front or when you are finished and the owner / renter does a final walk through?

I'm so excited! :)

I "subcontract" for cleanouts - meaning I have people call me to take the metal stuff. If you're doing full cleanouts, you'll run into all kind of problems. Mainly what to do with non-metal stuff (which you've already thought about) and they'll usually expect the property to be "broom clean". The two big places you'll want to contact are real estate agencies (for foreclosures) and State (for nursing home commitments). You'll need to get good at estimating how much needs to go to the landfill. Be sure to have in your contract that anything removed becomes your property at the time you remove it. Then you can auction/sell stuff. You might want to get to know an auctioneer to consult. Get with a company who provides dumpsters and ask about pricing. Usually they'll provide "X" number of dumpsters by a certain time; then return to pick it up at a designated time. Be sure you understand what can not go into the dumpster. Think about donating new clothes to a charity (tax write off and saves dumpster space). Don't mix cleanout duties with metal scrapping - you'll get bogged down. Have other people who will sort and haul the metal, even if it's to your place.

Just a start. Good luck.

I used to do alot of these and don't cut yourself short..........Trash takes up alot of space and you have to estimate correctly or you'll lose your ass........Don't use dumspters unless it's a monster cleanout.........Haul everything away in your truck and trailer and it will be alot cheaper.........Donate all clothes (unless u want em or their designer stuff), and re-sell any usable items like furniture etc..........Money to be made here just be prepared for the worst

Good luck! New :)

Thank you Mick and Mike, this gives me a lot to think about. I never thought about contacting the State Mick. See, this is why I love this forum, such great ideas!

Mike, I also thought about what can get hauled to the curb and what cannot for the regular garbage day. right now, the only town I know that cannot put total house cleanouts at the curb is one town over from me, I have started checking the local ordinances for that kind of thing.

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Originally Posted by newattitude

Thank you Mick and Mike, this gives me a lot to think about. I never thought about contacting the State Mick. See, this is why I love this forum, such great ideas!

Mike, I also thought about what can get hauled to the curb and what cannot for the regular garbage day. right now, the only town I know that cannot put total house cleanouts at the curb is one town over from me, I have started checking the local ordinances for that kind of thing.

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I never offered just to haul trash to the curb unless customer requested it........Everything was to be hauled off because if it is just hauled to the curb someone could come and make a mess of the work you did..........Be careful of this as I suggest everything goes to the dump.....PLus you can add in dump fees to what you charge and make more money this way

Theres money for sure in clean outs but I've found out its also a good way to take a beating as well. Think storage units would be a good place to start getting your feet wet. Who knows might find some sweet scores.

re: hauling to the curb - Make sure whoever you talk to understands that that you are doing clean-outs commercially. Trash collectors here are usually private companies and wont pickup a clean out. So getting the opinion of someone at City Hall is pointless.

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Originally Posted by Mick

re: hauling to the curb - Make sure whoever you talk to understands that that you are doing clean-outs commercially. Trash collectors here are usually private companies and wont pickup a clean out. So getting the opinion of someone at City Hall is pointless.

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True. I do see the value and ease (for the customer) of a clean and total haul away of any contents. No worries on their parts and everything is done and ready to be painted, whatever for the next occupant.

My town is mandatory trash pick up, (the city hires a company and puts it on the bill with water and electric) if the place doesn't have power on no trash service. If you are hired by a property service each has different expectations, one I worked for just wanted the "stuff"out another wanted it cleaned.

Like was said before don't get a dumpster unless you have to they are expensive. I would get the "good" stuff out of the garage then take all the trash there and load it at the end.

Don't have a set rate unless it is by the cubic yard because you never know how much you will find.

You can make / save alot of money from what people leave behind, I didn't have to buy my kid almost any cloths for 2 years after one place I did!

there is another list of items that will be found in almost every full house cleanout you do that has not been mentioned yet..........

HAZAROUS WASTE

every basement, garage, shed & crawlspace will start to look like mini toxic waste sites as you remove the mountain of other "stuff" that blocked it from you view when you first gave your estimate.

oil based paints, paint strippers, used motor oil, drain cleaners etc.
these are normal products that every house will have that will become the 800 pound gorilla on your back when you try to take them to the dump or transfer station.

more info on EPA's website at link below
Hazardous Waste | Wastes | US EPA

also notice on that link this section:
Generators: Hazardous waste generators are divided into categories based on the amount of waste they produce each month

even though it wasn't you stuff to begin with its now in your possesion and your responsibility for proper disposal and based on the amounts you will qualify as a hazardous waste generator &
that opens up a whole new box of regulations, paperwork trail & bookkeeping.

i gave up doing these jobs in the late 1900's because of this. also be very wary of storage space cleanouts because they have been used in the past to make "stuff" disappear fast and then
when the bill is due the person who rented the space for 3 months cant be found.

normally abandoned storage room contents are auctioned off after legal notices are exhausted.
if the room didnt sell...........

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oil based paints, paint strippers, used motor oil, drain cleaners etc.
these are normal products that every house will have that will become the 800 pound gorilla on your back when you try to take them to the dump or transfer station.

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Our county recycling center has a special semi trailer setting there on the grounds for "hazmat" drop-off's, which is the stuff listed above. They contract with a company to properly dispose of this stuff. This is a free drop-off for county residents, might check with your neighboring counties.

^^^So does mine and its just in the next town over so not very far from here actually. You have to pay certain amounts for some of the dropoffs but some can also be disposed of twice a year at reduced price.

newattitude,

Everyone here has given you some really good tips, and so I apologize if I repeat anything already said.

How I run mine is very simply. My landfill charges in my opinion a low flat price for every 2,000 lbs of junk. I have been doing this for roughly 5 years, and have come across just about everything there is, and know roughly what each thing pretty much weighs. With that said, I always ask the client what they do have, if they tell me that they have a couch, loveseat, over sized chair, and dining room table, then I have a pretty good idea on the weight.

If it is a clean out, they will generally email me pictures of everything that needs to be taken out. On that, I give them the best price available based on what I can see. There has been a few times I have had to re-negotiate the price, but as long as you provide a great job, and no damage to nothing, they generally never have issues with the change in price. Plus for me, they realize it is hard to accurately price a job based on photos every now and then, and with the cost of gas, you cannot afford to drive to every job.

Now when it comes to dumpsters, I tell them, that if they wish to rent a dumpster and take care of all the expenses related to it, then what I charge for is simply labor and the use of my tools or straps if needed. I also tell them, that as a courtesy, any metals or donate able items, I will remove for FREE and take to the proper places, and that way, it helps their expense on the dumpster rentals. Generally, jobs like this, will have no issue in renting a dumpster.

Now depending on who your working with, they will want proof of your licensing and insurance. This is for the obvious reasons of course. Now one way of avoiding your insurance from paying for damage, is if your asked to remove something, and you know for a fact that you cannot without damaging a wall or something, then inform the client immediately. If they say they dont care, and to do it, have them sign a liability waiver, releasing you and your business of the responsibility of causing the damage.

Aside from all that, learn to have fun very quickly, as each clean out, is like a treasure hunt, and the possibilities of what you find are endless.

If you have a smart phone, I highly recommend the Ebay application. Basically, what I do, is anything I think may be worth something, I take a picture of it. Then, I use Google Images to identify what the item is, if I don't already know. Then, I take that information and search ebay. If nothing has sold recently, I might still list it for a small price and see how it goes.

Congratulations on the next step.

The management company we deal with provides a compacter for all the trash . we also paint the apts. if they request it . Just a thought if you like painting!