For property managers, realtors & HOAsA vendor who shows up
and keeps the price.
I've sat in your chair
I spent about 20 years in property management, overseeing portfolios of 1,500 to 3,000 rental units, most of them in DFW. A unit full of junk isn't earning rent, and a vendor who doesn't show makes you look bad to your owners. So I built the company I wanted to hire: it shows up when it says it will, and the price doesn't change after the trailer backs in.
Brad Williams, owner
What we handle
Make-ready trash-outs
Everything a tenant left behind, carried out of the unit from any floor and swept, so the make-ready crew can start.
Bulk trash by the dumpster
Mattresses, sofas and piles left at the dumpster or compactor hauled away, and the area around it bagged and swept.
Common areas
Walking the property for loose litter and debris: breezeways, parking lots, amenity areas.
Eviction set-outs
A 2-person crew on the day of the set-out, with optional haul-away of whatever is left.
Hoarder cleanouts
Units or homes that need everything out. Quoted on site, handled discreetly. No biohazard or medical waste.
Contractor haul-off
Your crew loads our 16-yard trailer and we haul it: renovation debris, flooring, cabinets.
Property rates
Published, so you can budget
These match what we quote. Recycling fees apply to refrigerators, freezers and A/C units ($40), tube TVs ($35) and tires. Prices are before sales tax, which is added where it applies.
Bulk trash at the dumpster or curb
- MinimumUp to 2 cubic yards, about two washing machines
- $125
- ¼ trailer4 cubic yards
- $215
- ½ trailer8 cubic yards
- $379
- ¾ trailer12 cubic yards
- $495
- Full trailer16 cubic yards
- $585
Unit trash-outs
When we carry everything out of a unit or house: our trash-out rates, from $239 for a quarter load to $649 for a full trailer. Heavy materials like tile, drywall or carpet can add a surcharge. See trailer rates.
Everything else
- Bulk item left by the dumpsterA mattress, a sofa and the like, added to another visit. A trip just for dumpster items starts at the $125 minimum, and several items never cost more than the load rate
- $75 each
- Compactor or dumpster-area cleanupLoose trash bagged into your compactor or dumpster and the area swept. Includes up to 1 hour; $125 an hour after that. Torn bags and spills are heavier, dirtier work than a litter walk. Bulky items are hauled at the bulk rates above
- $150
- Common-area debris pickupWalking the property for loose litter and debris. 1-hour minimum when added to another visit; 2-hour minimum on its own
- $65/hour
- Eviction set-outA 2-person crew for up to 2 hours; $175 an hour after that, in 30-minute steps. Waiting for the constable is free for 30 minutes, then billed at the same hourly rate. A third person, if the unit needs one, is $85 an hour. $150 if cancelled once we’re on the way. Haul-away is optional, at trailer rates
- $399
- Contractor haul-offYour crew loads, we haul: one full 16-yard trailer, up to 3 tons. Extra weight is billed per ton from the scale ticket. The trailer can stay up to 2 hours while you load; longer stays are quoted ahead
- $475
- Hoarder cleanoutEverything that isn't fixed in place, sorted for donation, broom-swept. No biohazard or medical waste
- Quoted on site
Realtors & investors
- Listing cleanouts before photos
- Estate homes, working with the family, executor or agent
- Rentals between tenants and investor flips
- Garages, attics and sheds cleared in the same visit
Priced at our regular trailer rates. See estate cleanouts and home & apartment cleanouts.
HOAs & communities
- Common-area debris pickup
- Cleanup around amenity dumpsters and compactors
- Bulky items dumped in common areas
- Storm debris in shared spaces
Common-area pickup is $65/hour: a 1-hour minimum when it's added to another visit, 2 hours on its own. Bulky loads are priced by trailer space.
Questions from property managers
What's the difference between bulk trash and a trash-out?
Bulk trash is what's already piled at the dumpster, compactor or curb; it gets the property rate, from $125. A trash-out is when we carry everything out of a unit or house; it's priced at our trash-out rates, from $239 for a quarter load. Heavy materials like tile, drywall or carpet can add a surcharge.
How do you bill property-management companies?
We invoice the management company by email, Net 30, with the property and unit on each invoice. Sales tax is added where it applies; eviction set-out labor isn't taxed.
Do you handle eviction set-outs?
Yes. A 2-person crew for up to 2 hours is $399, then $175 an hour in 30-minute steps. If the constable is running late, the first 30 minutes of waiting are free; after that it's the same hourly rate. A large unit that two people can't clear in the constable's time window gets a third crew member at $85 an hour, and we'll tell you ahead of time. If the set-out is cancelled after we're on the way, there's a $150 cancellation fee. Haul-away is optional and billed at trailer rates. Book it as soon as you have the date.
Does someone need to meet you on site?
Not usually. Give us a lockbox code, gate code or a leasing-office contact in the work order, and we'll send photos when we're done.
Do you work with realtors and investors?
Yes. Listing cleanouts before photos, estate homes, rentals between tenants and flips. Those are priced at our regular trailer rates, and we can meet a family member, executor or agent instead of the owner.
Can you send a W-9?
Yes, on request. Email or call and we will send it over for your vendor file.