When a tenant moves out, you hope they leave the property in good condition. But what happens when they don’t? If you walk into a rental property and find it full of abandoned furniture, trash, and random junk, it can be extremely frustrating.
Not only does it mean a lot of work on your part, but it could delay your ability to get the next tenant moved into the property.
The good news is that you’re not alone. Plenty of landlords have been through this experience. But you’ll need a plan to cut costs and ensure you secure your next tenant sooner rather than later.
Here’s a step-by-step guide on what to do next.
Before you start tossing items in the dumpster, you need to verify that the tenant has actually moved out. In some cases, tenants might leave belongings behind because they plan to return for them, or they may have temporarily vacated due to an emergency.
If the tenant has given you written notice of their departure, the process is more straightforward. However, if they’ve disappeared without warning, you may need to formally serve a notice of abandonment. The specific steps vary by state, but many require landlords to make an effort to contact the tenant and allow a waiting period before disposing of their belongings.
Be sure to check your local landlord-tenant laws regarding property abandonment. The last thing you want is to throw away items – only to have the tenant return and claim their things were unlawfully discarded.
Once you’re certain that the tenant is gone and won’t be returning for their belongings, take detailed photos and videos of everything left behind. This documentation serves multiple purposes
Take wide shots of each room and close-ups of major items. If there are damages to the property, note them in your documentation as well. Having a thorough record will help protect you legally if any disputes arise.
Not all abandoned items are actual junk. Tenants sometimes leave behind personal belongings, such as legal documents, electronics, or family heirlooms, that may be valuable. Some states require landlords to store valuable items for a certain period before disposing of them.
If you find anything that appears valuable, check your state’s landlord-tenant laws regarding handling abandoned property. You may be required to notify the tenant and give them a set amount of time to reclaim their possessions. If the tenant doesn’t respond within that period, you may have the right to sell or dispose of the items.
For anything of obvious value, consider sending the tenant a written notice (certified mail is best) detailing what you found and how they can retrieve it. If they don’t respond, follow the proper legal channels for disposal.
Once you’ve documented everything and determined what can be legally discarded, it’s time to clear out the junk. Depending on the volume of items left behind, you have several options:
Once the junk is cleared out, the property itself will probably need some serious attention. Tenants who leave behind a house full of junk typically haven’t been maintaining the space well, so a deep cleaning is necessary before listing the property again. Start with the following:
If the tenant left behind significant messes, damage, or cleanup expenses, you may be able to deduct these costs from their security deposit. However, you have to follow the legal procedures in your state for security deposit deductions.
Most states require landlords to provide an itemized list of deductions and send the remaining deposit (if applicable) within a certain number of days. This is why it’s important to document and keep receipts. It will help you justify the deductions in case there’s any sort of dispute.
The best way to avoid dealing with abandoned junk in the future is to have clear lease terms that outline the tenant’s responsibilities when moving out. Consider adding clauses that require tenants to remove all belongings before vacating. And be sure to explain the consequences of leaving items behind, including potential fees and any other recourse.
On top of this, it’s a good idea to make a habit out of regularly inspecting properties during the lease term. This can help you identify potential hoarding issues or signs that a tenant may be preparing to leave without notice. If you suspect a problem, addressing it early can save you from a massive headache down the road.
At Green Residential, we believe landlords and real estate investors have enough to worry about. That’s why we’re committed to handling the day-to-day responsibilities of keeping your property running smoothly and profitably.
Want to learn more about how we can help you manage your Houston or Austin rental property? Contact us today!
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