Hiring a Property Cleanup Contractor: What Your Agreement Should Cover (Before You List Your Home)

Preparing a home for sale is stressful enough without surprise fees, missed deadlines, or a half-finished cleanup that delays photos and showings. Whether you’re clearing out a long-owned family home, finishing an estate cleanout, or simply getting a property “market-ready,” the contract you sign matters as much as the contractor you pick.

When you hire a property cleanup contractor, you’re not just paying for labor—you’re buying speed, reliability, and risk reduction. The right property cleaning agreement (and related junk removal contract terms) should spell out exactly what’s included, what’s not, who handles disposal, and what happens if something goes wrong.

This guide walks you through the agreement terms property owners should insist on—written from the client/buyer perspective—so you can protect your timeline, budget, and sale.

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Why a strong cleanup agreement matters when preparing a home for sale

Property cleanup projects are uniquely vulnerable to misunderstandings because they often combine multiple scopes at once:

• Junk hauling and disposal
• Deep cleaning and odor remediation
• Yard cleanup, trimming, and debris removal
• Light demolition (old carpet, shelving, broken furniture)
• Donation drop-offs or item staging
• Final “show-ready” touch-ups

If the agreement doesn’t define the scope precisely, you may end up paying extra for “add-ons” you assumed were included—or discovering too late that the contractor won’t remove certain materials (paint, chemicals, e-waste, appliances, mattresses, etc.).

A clear contract is especially critical for an estate cleanout contract, where personal property may have emotional value, heirs may be involved, and ownership/authority questions can arise.

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1) Parties, property, and authority: define who can approve work

Your agreement should clearly identify:

• The client (you, the owner, trustee, executor, or authorized agent)
• The contractor (legal business name, license number if applicable)
• The property address and any access instructions
• The authorized decision-maker (who can approve changes or additional charges)

Estate cleanout tip (important)

If you’re signing as executor, trustee, or power of attorney, your estate cleanout contract should note your authority (and ideally attach documentation or reference it). This prevents disputes like: “You weren’t allowed to authorize disposal of those items.”

Contract language to look for: “Client represents they have legal authority to authorize the services and disposal described herein.”

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2) Scope of work: the single most important section

Most disputes come from scope confusion. A good property cleaning agreement breaks the work down into categories with measurable detail.

What to include in scope

Ask for a written checklist or exhibit that includes:

• Rooms/areas included (garage, attic, basement, shed, crawlspace, yard)
• Item types included (furniture, bagged trash, construction debris, appliances)
• Tasks included (sweep, vacuum, mop, wipe surfaces, scrub bathrooms, etc.)
• Loading/hauling details (labor hours, number of trucks/loads, dump runs)
• Donation handling (drop-off location, receipt responsibility)
• Excluded services/materials (hazardous waste, biohazards, mold remediation, etc.)

Watch for vague phrases

Be cautious of terms like:

• “General cleanup”
• “Haul away all junk”
• “Deep clean as needed”

Instead, insist on specifics such as:

• “Remove and dispose of all loose household items from garage and basement excluding items labeled ‘Keep’.”
• “Clean kitchen: wipe cabinets exterior, clean counters, clean sink, vacuum and mop floors.”

If you plan to hire a property cleanup contractor to prepare for listing photos, scope should include “photo-ready” expectations (e.g., streak-free windows, floors finished, odors addressed).

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3) Junk removal vs. cleaning: clarify which contract you’re signing (or combining)

Many providers offer both junk removal and cleaning, but they may use separate templates. You might be presented with a simple junk removal contract that only covers hauling—while you assumed deep cleaning was included.

Common structures

• One combined agreement for removal + cleaning (ideal for simplicity)
• Two agreements: a junk removal contract + a cleaning agreement
• Work order + terms and conditions (often short; read carefully)

If the contractor uses work orders, make sure your signed work order references the full terms and includes the exact scope and pricing.

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4) Timeline and scheduling: protect your listing date

When selling a home, timing is everything. Your agreement should specify:

• Start date and estimated completion date
• Daily working hours (important for neighbors/HOA rules)
• Milestones (e.g., “junk removal complete by Day 2; cleaning complete by Day 3”)
• Access arrangements (lockbox code, key pickup, alarm instructions)
• Delays and contingencies (weather, dump closures, discovery of hazardous materials)

Add a “ready for photos/showings” clause

If you have a photographer scheduled, require completion by a specific time and date.

Example: “Contractor shall complete Services by 5:00 p.m. on March 12 to meet listing photography schedule.”

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5) Pricing structure: understand how you’re being charged

Cleanup projects can be priced in several ways. Your agreement should clearly state which one applies:

Common pricing models

• Flat fee (best for budgeting; ensure scope is specific)
• Hourly labor + disposal fees
• By volume (e.g., per truckload or cubic yard)
• By weight (dump scale tickets)
• Hybrid (labor + “not-to-exceed” cap)

What your contract should include

• Itemized estimate: labor, hauling, disposal, supplies, cleaning products
• Disposal fee handling: actuals vs included
• Surcharges: stairs, heavy items, long carry distance, parking constraints
• Payment schedule: deposit, progress payments, final payment after walkthrough

Client-friendly approach: Ask for a “not-to-exceed” amount unless you approve changes in writing.

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6) Change orders: require written approval for extras

On cleanup jobs, unexpected conditions are common: hidden piles in the attic, a garage full of paint cans, or a shed that wasn’t accessible.

Your agreement should require:

• Written change orders for additional work or cost
• Clear pricing for changes (hourly rate, per item, per load, etc.)
• Who can authorize changes (especially if multiple heirs are involved)

Avoid: “Customer agrees to pay any additional charges as incurred.”
Prefer: “Any additional charges require Client’s written approval (text/email acceptable).”

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7) Disposal, donations, and prohibited items: spell it out

This is a core part of any junk removal contract and estate cleanout contract.

Key disposal terms to include

• Where items will be taken: landfill, transfer station, donation center
• Whether contractor provides dump receipts/scale tickets
• Who decides what gets donated vs disposed
• Handling of restricted materials (paint, solvents, chemicals, tires, propane tanks, medical waste)
• Appliance disposal compliance (refrigerant rules, local regulations)

“Keep / Donate / Trash” labeling system

For estate cleanouts, a labeling protocol prevents costly mistakes. Your contract can include:

• Color-coded stickers (Keep/Donate/Trash)
• “No sticker = do not remove” rule
• A staging area for “Keep” items

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8) Handling valuables and personal items: reduce risk and emotional stress

When clearing a home for sale—especially an inherited one—personal documents and valuables may still be inside.

Your agreement should address:

• What happens if contractor finds cash, jewelry, firearms, sensitive documents
• Reporting requirements (immediate notice; secure storage)
• Whether the contractor is allowed to open containers/drawers
• Liability limits (and when they apply)

Practical best practice: Do a pre-walkthrough and remove personal documents and valuables yourself before the crew starts.

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9) Damage, insurance, and liability: confirm coverage before work begins

Cleanup contractors move heavy items through tight hallways—damage is possible. Your agreement should cover:

• Contractor responsibility for damage caused by negligence
• Proof of insurance:
  • General liability
  • Workers’ compensation (or a clear statement about employee/independent contractor status)
• Indemnification terms (avoid overly one-sided clauses)
• Limits of liability (ensure they are reasonable)

Ask for a certificate of insurance (COI)

Request a COI before work begins. If a worker gets injured and the contractor lacks proper coverage, you want to avoid being pulled into a claim as the property owner.

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10) Hazardous materials, biohazards, and mold: define what’s excluded

Most standard cleaning and junk removal services exclude:

• Biohazards (blood, feces, animal waste at scale)
• Needle cleanup
• Meth/fentanyl contamination
• Asbestos, lead abatement
• Mold remediation beyond surface cleaning
• Structural demolition

Your agreement should:

• State these exclusions plainly
• Define what happens if these conditions are discovered
• Provide a process for pausing work and quoting specialized services

This protects you from a crew continuing unsafely—or billing you for something they aren’t qualified to do.

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11) Permits, HOA rules, and neighbor considerations

Depending on your location and property type, you may need to address:

• Dumpster permits (street placement)
• HOA restrictions on work hours, truck parking, noise
• Elevator reservations for condos
• Debris staging rules (no blocking sidewalks, access lanes)

Your agreement should specify who is responsible for permits and fees.

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12) Access, utilities, and security: who provides what?

To avoid “we couldn’t finish” delays, confirm:

• How contractor will access the property (lockbox, key, gate code)
• Whether water/electricity must be on for cleaning
• Alarm system status
• Whether the contractor can leave doors open while hauling
• End-of-day securing requirements (lock up, lights off, garage closed)

If the home is vacant, add an obligation to secure the property at the end of each workday.

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13) Walkthrough, acceptance, and punch-list: don’t pay final balance too early

Include a completion process:

• Final walkthrough with checklist
• Photo documentation if you can’t be on site
• A defined punch-list period (e.g., contractor returns within 48 hours to address missed items)
• Payment terms tied to acceptance

Strong client term: “Final payment due only after Client approves completed Services (approval not unreasonably withheld).”

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14) Cancellation, rescheduling, and refunds

Your listing timeline can change. Ensure the agreement covers:

• Cancellation notice period
• Rescheduling policy and fees
• Deposit refund terms
• Weather contingencies (especially for exterior work)

If the contractor is booking you weeks out, deposits are common—but refunds should be clearly defined.

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15) Dispute resolution and governing law: keep it practical

Your contract may include:

• Notice and cure period (e.g., give them a chance to fix issues)
• Mediation before lawsuits
• Small-claims venue
• Governing law/state

Avoid clauses that force arbitration far away or impose unfair attorney-fee provisions without reciprocity.

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A quick “before you sign” checklist for property owners

When you’re about to hire a property cleanup contractor, confirm your agreement answers these questions:

• What exact rooms/areas are included?
• Is this a junk removal contract, a cleaning agreement, or both?
• What is excluded (hazardous waste, biohazards, mold, etc.)?
• How is price calculated, and is there a not-to-exceed cap?
• Are disposal fees included, and will you receive receipts?
• What requires a change order?
• Who is responsible for damage, and are they insured?
• When will the job be completed (in writing)?
• How will valuables/personal documents be handled?
• What is the final acceptance process?

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Conclusion: the contract is your “market-ready insurance policy”

A good cleanup crew can make a home feel brighter, larger, and easier to imagine living in—often translating into better photos, more confident buyers, and fewer delays. But even the best crew needs a clear agreement to avoid miscommunication.

By insisting on a detailed property cleaning agreement that includes strong scope, pricing clarity, change order rules, disposal terms, and timeline protections, you’ll reduce surprises and keep your sale prep on track—whether it’s a routine tidy-up or a complex estate cleanout contract with sensitive belongings and multiple decision-makers.

If you want a faster way to generate a contract that covers the essentials (including junk removal terms, cleaning scope, payment, timelines, and change orders), you can create a tailored agreement using Contractable, an AI-powered contract generator: https://www.contractable.ai

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Other questions you may ask (to keep learning)

1. What should I look for in a property cleanup contractor’s insurance certificate (COI)?
2. How do I write a scope of work for an estate cleanout when I can’t be on site?
3. Should I choose flat-fee pricing or per-load pricing for junk removal?
4. What items are typically considered “hazardous” and excluded from standard cleanup contracts?
5. How can I structure a change order process that works via text/email?
6. What’s a reasonable deposit for a property cleanup job, and when should final payment be due?
7. Can I require the contractor to provide before-and-after photos for remote cleanouts?
8. What contract terms help prevent accidental disposal of valuables or heirlooms?
9. Do I need a separate agreement for donation drop-offs or resale/consignment?
10. What should I do if the contractor misses the completion deadline and my listing date is at risk?