Eviction Cleanout: A Georgia Landlord's Step-by-Step Guide

Eviction in Georgia Starts With a Demand for Possession

The legal eviction process in Georgia starts with a written demand for possession served on the tenant. Then a dispossessory affidavit filed in magistrate court. Then a hearing date, then a writ of possession if the landlord prevails. Then the sheriff's office posts the writ on the property door, giving the tenant 24 hours to leave. After 24 hours, the sheriff conducts the physical eviction, moving the tenant's property out to the curb and changing the locks. The cleanout we do happens AFTER that sheriff-conducted eviction.

What the Sheriff Removes vs. What Stays

In Georgia, the sheriff's eviction physically removes tenant property to the curb or street. Many south Atlanta jurisdictions then leave that property at the curb, and within hours it is gone, neighbors, scavengers, and trash collection eventually clear it. But what is INSIDE the property at the time of eviction (kitchen contents, bathroom items, anything in closets or attached storage) may not be touched by the sheriff. The landlord has to clear that themselves or hire a cleanout crew.

Documentation Before You Touch Anything

Before the cleanout crew arrives, photo-document every room and every storage area. Video walkthrough is ideal. This protects the landlord against future tenant claims that valuables were destroyed or stolen during the cleanout. Georgia landlord-tenant law gives the landlord limited liability for tenant property after a court-ordered eviction, but documentation is still the standard.

Holding Period for Tenant Property

Georgia does not have a formal holding-period statute for evicted-tenant property (unlike abandoned-property situations). But many landlords still hold for 7-14 days before disposal as a courtesy and as legal cover. During that window, the former tenant can request the return of personal property. After the holding window, the property can be disposed of.

The Cleanout Itself

Most eviction cleanouts run the same as apartment cleanouts. We arrive at the agreed-upon time after the sheriff's eviction. Crew clears interior contents, hauls to disposal/donation/recycling, photo-documents the empty unit before leaving. For single-family rentals, sometimes the yard needs work too, see our eviction cleanouts service for details.

Cost and Recovery

Eviction cleanout costs are part of the landlord's recovery against the security deposit and any unpaid rent owed. Most south Atlanta single-family eviction cleanouts run half-load to full truck ($520-$725). Multi-bedroom units with significant abandonment can run over. Costs are itemized in the deposit accounting and recoverable in small claims if the deposit does not cover.