Foreclosure & REO Cleanout in Indianapolis: Bank, Realtor & Investor Guide
Foreclosure trash-outs are a different animal from regular junk removal. The asset manager wants HUD-compliant photos. The realtor wants a broom-clean property tomorrow. The investor wants the cheapest line item that won't blow the rehab budget. Here's how an Indianapolis cleanout actually gets scoped and priced for REO and foreclosure work.
Who this is for
Asset managers (Wells Fargo, Chase, Mr. Cooper), REO listing agents, hedge-fund investors flipping Indy distressed inventory, and HUD field-service contractors needing a local subcontractor in Marion / Hamilton / Hendricks / Johnson counties.
Standard Indianapolis trash-out scope
- Full interior personal-property removal — every room, every closet, every cabinet
- Garage, basement, attic, crawlspace (if accessible)
- Exterior debris within property lines (yard waste, abandoned vehicles excluded)
- Refrigerator/freezer purge and removal (food waste tipped at separate transfer station)
- Broom-clean finish, dated before/after photos with property address visible
HUD-compliant photo requirements
Every HUD field-service work order requires before/during/after photos with timestamps and a visible address marker. Our crews use a standardized 24-photo set per property: 4 exterior elevations, every interior room from two angles, all appliances (front + serial plate), and 2 disposal-receipt photos showing the landfill scale ticket.
Pricing by property size (Indianapolis 2026)
| Property | Typical scope | Trash-out price |
|---|---|---|
| Studio / 1BR condo | Half truck, 2 hr crew | $329 – $479 |
| 2BR ranch | ¾ truck, 3 hr crew | $549 – $749 |
| 3BR single-family | 1 full truck, 4 hr crew | $849 – $1,150 |
| 4BR + basement | 1.5 trucks, half-day crew | $1,250 – $1,750 |
| Severe hoarder grade | 2+ trucks, biohazard prep | Custom — site visit required |
These are flat-rate ranges based on standard household contents. Add $250–$500 for properties with active rodent infestation requiring PPE, and another $400–$800 if biohazard remediation is required before personal property removal.
Lock-box and access coordination
We integrate with SentriLock, Supra, and combo-box workflows used by the major Indy REO firms. Send the work order with access code and any HOA or municipal grass-cut deadlines, and we'll coordinate dump runs to hit your re-key inspection window.
Indianapolis-specific compliance notes
- Marion County refrigerant recovery is mandatory on every fridge/freezer — keep the EPA cert on file for your investor docs
- Mattresses carry a per-unit surcharge at Marion County transfer stations — we route to a regional mattress recycler whenever the unit qualifies
- Bulk tire disposal (4+ on a property) requires manifest paperwork through a licensed Indiana tire processor — we handle the paperwork
- Paint, pesticides, and propane tanks must go to the free Marion County HHW dropoff (we transport, no charge)
Get a same-week trash-out quote — send us the BPO and lock-box code
Get instant quoteFrequently asked questions
Related Indianapolis B2B guides
Do you invoice asset management companies on net-30 terms?
Yes. We invoice through your standard work-order platform (Five Brothers, Servicelink, MCS, etc.) or direct PDF invoice on net-15 or net-30 terms. We're set up as a vendor with most major Indy REO firms — ask and we'll send our W-9 and COI.
What's your turnaround on a Marion County trash-out?
Standard work order is 48–72 hours from receipt of access. Rush (24-hour) is available for an additional 15% — required for properties with municipal grass-cut deadlines.
Can you handle biohazard or unattended-death cleanups?
We sub-contract certified biohazard remediation to a licensed Indy partner and coordinate the haul-away of non-biohazard contents after their work is complete. We'll quote the trash-out portion separately so you can split invoices.
Do you carry a COI naming the bank or asset manager as additional insured?
Yes — $2M general liability, $1M auto, workers' comp. We'll endorse your AM as additional insured at no charge with 48 hours' notice.
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