Previous Tenant Left Rubbish Behind: Landlord’s Guide

When a previous tenant left rubbish behind, it can be an incredibly frustrating situation for any landlord. Arriving at the property to find black bin liners, damaged furniture, old mattresses, rotting food, clothing, letters, or other unwanted items left scattered throughout is both time-consuming and costly to resolve.

The problem for UK landlords is not just the rubbish. They have to manage the property safely, avoid legal issues, adhere to deposit law, take care of any possessions and use a legal rubbish removal service. You should not immediately dispose of all the rubbish.

Read on for everything landlords need to know about tenant clearance services, what to do when a former tenant leaves junk behind, how to report it, when to notify the tenant, and when to hire a safe and licensed waste removal team.

Check the Property Before Removing Anything

Before you begin to clean the property, it’s important to thoroughly check it. This will give you an idea of whether what you are removing is rubbish, potentially abandoned tenant property, damage  or items requiring special attention.

Walk through every room

Look through rooms, cupboards, wardrobes, lofts, garages, sheds, gardens, rubbish bins, storage spaces. People can leave things in unusual places such as under stairs or behind doors, in kitchen cupboards or in the garden or garage. Do not just clean-up rubbish you can see. Thoroughly check to avoid unpleasant surprises.

Separate rubbish from belongings

Not everything is rubbish. Rubbish can be food scraps, broken boxes, empty bottles and damaged black bags. Documents, clothes, bikes, tools, furniture, electronics, jewellery, personal boxes, may not. If there is a chance it might be useful or valuable, handle it with care.

Check for hazardous items

Be aware of needles, sharp items, chemicals, paint, gas canisters, batteries, rotting food, broken glass, electrical equipment or liquids of unknown origin. Don’t ask cleaners or others to touch hazardous waste. Some items may require special handling.

Take Photos and Record Evidence

Evidence will help you if there is a dispute or complaint about the deposit. Document the property’s condition before furniture is removed.

Take clear photos and videos

Photograph the entire house and all the rubbish left behind. Make sure to take both close-up and broad shots of where they were located. You can also record a video, which will show the whole status of the property.

Record dates and times

Include a date with your photos and videos Also note the time you entered and who was there. This is helpful in case the tenant disputes the property was not left clean or that something is not theirs.

Compare with the inventory

Look at the inventory and report on check-out. This will indicate if the tenant left the property in worse condition than when he or she first moved in. A good inventory can be used to claim cleaning, rubbish removal or repairs by using the bond. 

Contact the Previous Tenant First

If personal property is left behind, it is generally best to try to contact the tenant before throwing out anything that could be considered property. This means that you can demonstrate that you were reasonable and gave the tenant the chance to respond.

Send a written message

Send them an email, text message or letter. Tell them what has been left, where and by what date they need to respond. Be factual and polite. Don’t be emotional, even if the property was left in poor condition.

Specify a reasonable collection date

Allow the tenant time to collect items. This may vary depending on the circumstances, the nature of the items and your tenancy agreement. You could go quicker for non-valuable rubbish. For more valuable or personal items, be more cautious.

Keep proof of contact

Keep all emails, text messages, letters, notes of phone calls and proof of delivery. If the tenant doesn’t respond, this can prove you attempted to resolve the problem. This is particularly important if the tenant complains.

Understand Abandoned Belongings

Landlords must treat potentially abandoned items with caution. Disposing of the items too soon can cause issues, particularly if the tenant says the items were valuable.

Know the basic legal risk

Abandoned goods can still be considered the tenant’s, particularly if they are valuable or significant. These may include furniture, electronics, documents, tools, bicycles, clothes and boxes. This doesn’t mean all old things should be kept. It means landlords should be vigilant and keep records.

Do not keep items for yourself

If the tenant leaves furniture, electronics, tools or other items, don’t keep them for yourself. If there is a chance they belong to the tenant, record them and take a particular approach.

Get advice for valuable items

If valuable items, documents, business equipment, vehicles and personal items are left, it’s worth seeking advice. This is particularly relevant if the tenant has left in bad circumstances or is likely to contest the deductions. 

Check the Tenancy Agreement

Your lease may include information about what to do if the tenant leaves rubbish or belongings. It might also outline cleaning responsibilities and charges.

Look for abandoned goods clauses

Your contract may have a clause about abandoned goods. It might cover how long the notice period is, who can store, dispose or recover costs. Still, you should still act reasonably and in good faith and record any actions.

Check cleaning and clearance terms

Most leases include a condition the tenant leaves the property clean and clear of rubbish. They may have to pay you to get rid of rubbish, furniture or mess. You’ll need to provide receipts, photos and reports.

Check deposit rules

If you intend to withhold money from the deposit, check the rules of the deposit protection scheme.

You need evidence. Landlords can’t typically deduct an arbitrary amount without evidence of loss, cleaning or clearance costs.

Dispose of Rubbish Safely

After you have photographed the proof and removed any potential property, you can arrange for rubbish removal. You want to do this safely, legally and efficiently.

Use a licensed waste carrier

If you pay someone else to take your waste away, make sure you use a waste carrier. A licensed waste carrier should have their licence number. This will cover you in the event of fly-tipping.

Keep receipts and paperwork

If possible, request a receipt or waste transfer note. Store the paperwork with your tenancy records, especially if you are deducting this from the deposit. This provides evidence the waste was disposed of responsibly.

Deal With Bulky Waste and Furniture

Bulky items are commonly left behind by tenants due to difficulty or cost in transporting them. These require organisation, particularly for flats and shared access properties.

Remove mattresses and sofas

Mattresses, sofas, bed frames, wardrobes and tables may require bulky waste removal or private disposal. Look for options to re-use, recycle or dispose of.

Clear white goods carefully

Refrigerators, freezers, washing machines, cookers and dishwashers must be disposed of safely. Some appliances might require electrical wastage disposal. Don’t leave items in common areas, gardens or footpaths if they are waiting to be collected.

Clean and Prepare the Property

Once the rubbish is out, the property will most likely need to be cleaned and inspected before it’s ready to rent out again. A quick but thorough reset minimises void time.

Deep clean the property

Wash and tidy kitchens, bathrooms, floors, cupboards, windows, skirting boards, appliances and bins. Take notice of odours from food, pets, mould or cigarettes. If there was a significant amount of rubbish, consider calling in a cleaner and save the receipt.

Check for damage

With the rubbish out, look for damage. This will include torn doors, damaged carpets, broken tiles, furniture, holes in walls, missing items and faulty appliances. Take more photos after the clearance.

Arrange repairs quickly

Schedule repairs before a tenant moves in or before an inspection. A small leak can lead to a large leak. It’s also a good idea to maintain a safe property to preserve your cash flow.

Prevent the Same Problem Next Time

You can’t stop all problems, but being clear and managing tenancy well will help prevent rubbish left behind.

Send move-out instructions

Provide a move-out list. Specify that all waste, food and personal items, furniture and other items must go. Provide information on rubbish collection and disposal of bulky items.

Complete a pre-checkout visit

If you can, do a visit before the last day of the tenancy. This allows the tenant to take away any items they don’t want. It can also help avoid misunderstandings.

Keep a strong inventory

An inventory with photographs is helpful for the landlord and tenant. It helps to demonstrate the condition of the property at the beginning and end.

FAQs

Can i pay for rubbish clearance in the UK?

Yes, you can deduct fair cleaning costs if the tenant left the property dirty. You will need to provide evidence and receipts.

For how long should I keep tenants’ things?

There’s no one answer to this. This will vary based on the objects, the tenancy agreement, circumstances and being able to contact the tenant. Get advice for valuable goods.

Do I need a licensed waste carrier?

Yes, this is highly recommended if you are paying for waste to be removed. It demonstrates you were acting responsibly and it may prevent fly-tipping.

What if the waste is hazardous?

Don’t take risks. Hire a specialist contractor for chemicals, gas bottles, needles, asbestos, batteries or an unknown substance.

How do I prepare for the new tenant?

Remove rubbish, clean up, repair damage, inspect safety features, update inventory and prepare the property for letting.

Final Thoughts