Every landlord knows the drill: a tenant moves out, and you have a narrow window to get the property ready for the next occupant.
Sometimes they leave it spotless.
Other times, they leave behind enough debris to fill a dump truck.
We see this constantly in the Savannah area. Turnover efficiency is the single biggest factor in protecting your rental yield.
Let’s look at the data, the laws, and a practical plan to handle these situations without losing money.
Essential Landlord Knowledge: Georgia Abandoned Property Laws
Before you haul anything away, you must understand the specific regulations governing abandoned items in Georgia. Improper disposal of a former tenant’s belongings can lead to significant legal liability.
Georgia Code (O.C.G.A. § 44-7-55) provides specific guidance here.
Key distinctions for Georgia landlords:
- The Writ of Possession: If you have executed a Writ of Possession through the courts, the law generally allows you to place items on the right-of-way, at which point they are considered abandoned.
- Voluntary Move-Outs: If a tenant leaves voluntarily but leaves items behind, the rules are less explicit than in an eviction.
- The “Intent” Factor: You generally need to establish that the tenant intended to relinquish the property.
Best practice: We recommend documenting the condition of every room with dated photos before touching a single item. Written records of all attempts to contact the tenant are also vital for your protection.
Note: This is general information, not legal advice. Consult a local Savannah attorney or the Chatham County Magistrate Court for specific guidance.
The Tenant Turnover Timeline
Speed is critical during turnover. Data from TransUnion suggests that the average vacancy costs a property owner roughly $1,500 to $2,500 when factoring in lost rent and maintenance.
In an ideal world, here is how a highly efficient turnover should flow:
Day 1: Move-Out Inspection
- Walk through with the tenant if possible to sign off on conditions.
- Document the condition with high-resolution photos or video.
- Note any specific items left behind that are not trash.
- Clarify the immediate cleaning expectations if they still have access.
Days 2-3: Initial Assessment
- Determine if items are legally “abandoned” or merely stored temporarily.
- Provide written notice immediately if the status of the property is unclear.
- Get hard quotes for services like junk removal or drywall repair.
- finalize the scope of work to avoid “scope creep” later.
Days 4-7: Cleanout and Repairs
- Remove abandoned items legally and safely.
- Complete necessary repairs, focusing on high-liability issues like smoke detectors or leaks.
- Perform a deep clean, including often-missed areas like baseboards and ceiling fan blades.
- Conduct a final inspection to ensure market readiness.
Days 8+: Re-listing
- Take professional-grade photography for the listing.
- Show the unit to prospective tenants immediately.
- Prepare lease documents for the next resident.
Common Tenant Turnover Scenarios
Every move-out is different. We classify them into four distinct categories to help you budget time and money effectively.
Scenario 1: Clean Move-Out
The tenant leaves the property in good condition with only minor cleaning needed.
What you need: A basic janitorial clean, professional carpet steam cleaning, and perhaps minor touch-up paint on scuffed walls.
Scenario 2: Normal Wear + Some Items Left
The tenant moves out but leaves behind furniture or bulky items they didn’t want to haul.
What you need: Targeted junk removal for specific items, followed by standard cleaning and minor repairs like filling nail holes.
Scenario 3: Major Cleanout Required
The tenant leaves significant amounts of belongings, trash, or biological hazards.
What you need: A full-service cleanout team, potential drywall or flooring repairs, and a heavy-duty deep clean.
Scenario 4: Eviction Cleanout
The tenant was evicted, and their belongings remain in the property.
What you need: Strict adherence to the Writ of Possession procedures, followed by a total property cleanout. Documentation is your top priority here.
What Tenants Commonly Leave Behind
We remove thousands of pounds of junk from rentals every year.
Here is what we see most often in Savannah rental turnovers:
- Furniture: Old mattresses (which incur extra fees at landfills), broken couches, and heavy dressers.
- Appliances: Window AC units, broken microwaves, and outdated small electronics.
- Trash bags: Often filled with miscellaneous items they didn’t want to sort or pack.
- Garage/storage items: Years of accumulated boxes, holiday decorations, and tools.
- Yard waste: Old tires, rusted grills, and planters, especially in single-family rentals.
Tips for Property Managers
Build Relationships
You should work with the same reliable vendors repeatedly.
Building a “power team” typically includes:
- A detailed cleaning company.
- A responsive handyman or repair service.
- A professional commercial cleanout service (that’s us!).
Having go-to vendors means faster scheduling and consistent quality, which directly improves your bottom line.
Create a Turnover Checklist
Standardize your process to avoid missing details.
Digital tools like AppFolio or Buildium can help track these tasks:
- Move-out inspection criteria.
- Specific cleaning standards (e.g., “clean inside of oven”).
- Repair checklist for safety and aesthetics.
- Marketing preparation steps.
Set Clear Move-Out Expectations
Include specific language in your lease agreement.
Clarity prevents conflict regarding:
- Exact cleaning requirements to avoid deposit deductions.
- The procedure for abandoned items.
- The move-out inspection process.
- Timelines for security deposit returns.
Document Everything
You cannot have too much evidence.
- Take photos of the property condition at move-out (timestamped is best).
- Keep copies of written notices for abandoned items.
- Save receipts for all third-party services.
- Archive all text and email communication with the former tenant.
Calculating Turnover Costs
Know your numbers to protect your profit margins.
The following table outlines typical cost ranges for services in the Savannah market:
| Service | Typical Cost Range | Notes |
|---|---|---|
| Basic cleaning | $150 - $300 | Studio to 2-bedroom units |
| Deep cleaning | $250 - $500 | Includes appliances/baseboards |
| Carpet cleaning | $100 - $250 | Per room or square footage |
| Junk removal (small) | $99 - $199 | Single item or small pile |
| Junk removal (full) | $300 - $600+ | Truckload volume |
| Touch-up paint | $100 - $300 | Walls only, no trim |
| General repairs | Varies | $50-$100 per hour labor |
Pro tip: Track your turnover costs over time. This data helps with future budgeting and identifying problem tenants during the screening process.
When to Call Professional Junk Removal
You can handle the cleanup yourself if there are just a few small bags.
However, time is your most valuable asset as an investor.
Call professionals when:
- Volume is high: You have more than a pickup truck’s worth of debris.
- Items are heavy: Moving appliances or sleeper sofas risks injury.
- Speed is essential: You need the unit listed within 24 hours.
- Opportunity cost is high: Your time is better spent managing tenants or finding deals.
Our Rental Turnover Services
Coastal Junk Pros works with property managers throughout Savannah.
We understand the urgency of turnovers and offer specific benefits for landlords:
Fast Scheduling We provide same-day and next-day availability for rental turnovers. Every day the unit sits empty costs you money, so we move fast.
Flexible Timing Our team can work around tenants if they are still in the process of moving out. This flexibility helps ensure the property is clear exactly when you need it.
Property Manager Pricing We offer volume discounts and preferred scheduling for property managers with multiple units. You get predictable pricing for your budgeting.
Documentation We provide before and after photos along with detailed receipts. This is critical for your security deposit deductions and tax records.
One-Stop Service We handle the cleanout entirely. You focus on getting the unit rented, and we make the mess disappear.
Get Your Rental Ready Fast
Don’t let abandoned items delay your next tenant move-in.
Call Coastal Junk Pros at (912) 555-0247 for fast, reliable turnover cleanouts.
We are often at the property within 24-48 hours, and most turnover cleanouts are completed the same day. Let’s get you back to being a profitable landlord.
