Hoarding Cleanout Cost Guide for Northern Virginia
Every home is different, so your written price follows a free walkthrough. Here are typical ranges and what drives the number.
| Level (ICD-aligned) | What it looks like | Typical range |
|---|---|---|
| Level 1: light, dry | Cluttered rooms, all areas usable, no biohazard | Approx. $1,500–$2,500 |
| Level 2 | Some rooms hard to use, early hygiene or pest issues | Approx. $2,600–$4,500 |
| Level 3 | Multiple rooms compromised, sorting plus volume | Approx. $4,600–$10,000 |
| Level 4 | Severe, multi-day, hazards present | Multi-day; approx. $10,000–$20,000 |
| Level 5: wet / biohazard | Sewage, heavy mold, waste, unsafe conditions | $20,000+; biohazard work is handed to a partnered or referred specialist |
Cost Estimator
Gives a typical range from the table above. It never gives a single figure.
What drives the price
- Volume. The amount of material is the biggest factor, and we measure it in truckloads at the walkthrough.
- Access. Stairs, basements, attics, long carries, elevators and parking all add crew time. A townhouse with a narrow stair takes longer than a rambler with a driveway.
- Sorting. A straight clear-out is faster than Sort and Recover, where every room is searched for documents and valuables.
- Condition. Spoiled food, pests, mold or animal waste may need protective procedures or a specialist.
- Deadlines. A code notice or closing date that needs a bigger crew can raise the daily cost but shorten the job.
- Cleaning. Deep clean, disinfect and deodorize are optional phases priced by level and effort, never by the hour. Scrubbing walls, floors and baseboards costs extra.
Included, optional, and not ours
| Item | How it is priced |
|---|---|
| Walkthrough and written scope | Free |
| Sorting, removal, donation and recycling drop-offs | In the written scope price |
| Shredding of documents you do not keep | Agreed in the written scope |
| Deep clean, disinfect, deodorize | Optional phases, priced by level and effort, never by the hour. Scrubbing walls, floors and baseboards is extra. |
| Biohazard remediation | Always handed to a partnered or referred specialist |
| Repairs, rebuild, asbestos, lead | Not our work. Referred to licensed specialists |
If we find something hidden
If hidden biohazard, structural damage or other conditions turn up after work starts, we stop. We show you what we found and what it changes, and we agree a revised scope with you before any extra work or cost.
Deposits and payment
Jobs over $3,000 need a 50% deposit to book. Smaller jobs need no deposit. The balance is due when you sign off at the final walkthrough. We accept card, bank transfer, check, Zelle and cash.
Cancelling or rescheduling
Give us at least 72 hours' notice before your scheduled start and your deposit is refunded in full, or moved to a new date. If you signed at your home, you can also cancel within 3 business days of signing for a full refund.
Payment plans
For jobs of $2,000 or more, pay 50% up front and the rest in up to 3 monthly payments, with no interest. Fully paid within 4 months.
Estates, sellers and property managers
Property managers, HOAs and estates can pay on net 15 invoice terms. If the home is being sold and the seller cannot pay up front, we can be paid from the sale proceeds at closing, under a written agreement.
Worried about affording it?
The walkthrough and written quote are free. We can phase the work room by room, starting with what makes the home safe, and we walk through every line with you.
Why can't you give me a price over the phone?
Two homes that sound the same on the phone can differ by thousands of dollars once we see the volume, stairs and access. A free walkthrough, in person or by video, gets you a written price instead of a guess.
What deposit do you require?
Jobs over $3,000 need a 50% deposit to book; smaller jobs need none. The balance is due at the final walkthrough.
Do you offer payment plans?
Yes. For jobs of $2,000 or more, pay 50% up front and the rest in up to 3 monthly payments, with no interest, fully paid within 4 months.
Does homeowner's insurance pay for hoarding cleanup?
Usually not. Most policies treat hoarding as a gradual condition. If there has been a fire, flood or burst pipe, ask your insurer about that event separately.
Who usually pays?
Most often an adult child or the homeowner. When the home is part of an estate, cleanout costs are commonly paid from estate funds by the executor. Associations and landlords pay for units they control.
You do not have to face this alone, and you do not have to decide everything today.
Start with a free, private walkthrough, in person or by video. We listen first.
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