Trashed Property & Tenant Damage Clean-Up
Rubbish removal, repairs, cleaning and garden work after tenant damage. We agree on the scope and provide completion photos for the owner or managing agent.
The short answer
PM Squad provides trashed property & tenant damage clean-up across Western Sydney and the lower Blue Mountains, from a base in Glenmore Park. The property that's been left in a state — rubbish through every room, damage on every wall, a garden that's gone. Cleared, repaired, cleaned and handed back photographed, so an owner can see exactly what it took and an agent can get it re-listed.
- 33 suburbs across Western Sydney & the Blue Mountains
- Prompt replies. Itemised quotes
- Photographed as found, before anything is touched
- Rubbish and abandoned belongings cleared out
- Repairs to walls, doors, fixtures and fittings
- Interior clean through our cleaning partner
Public liability insured, ABN registered. Request an itemised quote. Call 0494 301 215 or request a quote online.
There's a particular phone call that comes after a bad tenancy. The keys are back, someone's opened the door, and the property isn't in a state anyone could list. Rubbish through every room. Holes in the plasterboard. A kitchen that needs a lot more than a clean. A yard that's gone under two years of nothing. Usually there's an owner overseas or interstate who has to be told, and an agent who needs it back on the market before the vacancy costs more than the damage did.
This is one job rather than seven, which is the reason to ring us for it. We walk through, photograph the property exactly as we found it, and come back with an itemised scope: what gets cleared, what gets repaired, what gets replaced, and what isn't worth doing at all. You approve it, we clear the rubbish, sort the repairs, get the interior and carpets cleaned and the garden back, and hand you a before-and-after report.
That report often matters as much as the work does. It's what an owner needs before they'll sign off on the spend, what an agent needs to justify the timeline, and what gets attached to a bond claim or an insurance conversation. It's also why we photograph everything before touching anything. Once a property has been cleaned up, nobody can prove what it looked like.
We're not a forensic or biohazard cleaning service. Where a property needs specialist remediation we'll say so on the first walkthrough rather than take the job and work it out halfway through.
What's included
The order we do it in
Sequence is what stops a job like this dragging on for six weeks, and it's the thing that goes wrong when four contractors are booked separately.
- Photograph everything first. Wide shots of every room, close-ups of every damaged item, meter readings, the yard, the garage. Before anyone picks up so much as a bag.
- Clear out. Rubbish, abandoned furniture, whatever's in the garage and under the house, green waste. The place has to be empty before anyone can properly see what's damaged.
- Second walkthrough and revised scope. Once it's empty, things appear that nobody could see under the mess. This is where the number occasionally moves, and you get told before it does.
- Repairs. Plaster, doors, hardware, screens, blinds, tapware, cupboards, fencing. Anything needing a licensed trade gets one.
- Paint. Patching first, then touch-up or a repaint of whatever won't touch up cleanly. Nicotine and smoke damage generally need sealing before paint or it bleeds straight back through.
- Interior clean. Full bond standard, including oven, range hood, wet areas, tracks and windows.
- Carpets last. Steam cleaned, stain treated, odour treated. After every dusty trade has finished, not before.
- Garden and exterior. Mow, clear, hedge, pressure wash the driveway and entry. Timed close to the photos.
- Final photo set matched to the first, room by room.
The damage that costs the most
Not all of it is what people expect. The expensive items are usually the ones that soaked in rather than the ones that look dramatic.
- Smoke and nicotine — walls, ceilings, and inside every cupboard. Washing it off doesn't work and painting straight over it means it bleeds through within weeks. The whole interior needs a stain-blocking sealer before topcoat, which is often the single biggest line on a scope.
- Pet urine — through carpet into underlay and often into the floor beneath. Cleaning the carpet alone won't fix the smell. Frequently the underlay in the affected rooms has to come out.
- Water damage nobody reported — a leak that's been running under a vanity or behind a washing machine for months. Swollen kick boards, soft floor, and sometimes a wall that needs opening up.
- Rubbish that's been sitting — bins that haven't gone out in months, food left in a switched-off fridge. Usually a smell and pest problem more than a removal problem.
- Holes in plasterboard — the visible one is cheap. Damage across most walls in a room usually means resheeting a section rather than twenty individual patches, because twenty patches never sand back flat.
- The garden — a yard that's been ignored for two years is a bigger job than it looks from the back door. Green waste volume is what drives the price.
What the report is for
Three separate people usually need to be convinced about a job like this, and they all want different things out of the same document.
The owner wants to know why it costs what it costs. Photographs of the property as it was found, next to an itemised list, does that far better than any explanation over the phone. This is also the conversation that goes badly when an agent has no evidence and an owner is thousands of kilometres away.
The tribunal or the bond claim wants dated evidence that ties damage to specific items and specific costs. Photos taken after the clean-up has started are worth very little, which is why the first set happens before we touch anything.
The insurer, where there's a landlord policy in play, wants an itemised scope and photographs. We don't lodge or argue claims, but what we hand you is set out to be forwarded rather than rewritten.
Where we stop
Some properties are past general clean-up, and we'll tell you at the first walkthrough rather than start and hand it back.
Biohazard situations, properties involving needles or bodily fluids beyond a normal mess, suspected drug manufacture, and severe hoarding with vermin infestation all need a licensed specialist with the training and the disposal chain for it. Asbestos is the other one: a lot of pre-1990 properties have it in the eaves, the bathroom sheeting or under vinyl, and anything that disturbs it goes to a licensed removalist. We'll flag it rather than work around it.
Once a specialist has done their part, we're generally happy to come back and do everything after it.
Who books this
Common questions
How quickly can you get out to look at it?
Fast — a vacant damaged property costs money every week it sits, so these get prioritised. Call 0494 301 215 and we'll get out to walk through it and photograph it, then come back with an itemised scope.
Can we use your photos for the bond claim or insurance?
That's a large part of why we take them. We photograph the property as we find it, before anything is cleared or repaired, and again at completion. You get both sets — use them however you need. Once a property has been cleaned up, nobody can evidence what it looked like, so this has to happen first.
Is it cheaper to fix it or just do the minimum to re-lease?
Depends on the property and how quickly you need it back on the market, and we'll give you a straight opinion rather than quoting the maximum. The scope comes itemised so you can strike out anything that won't earn its money back in rent or sale price.
Do you handle properties that need specialist cleaning?
We'll tell you on the first walkthrough if a property is past general clean-up and into biohazard or forensic territory — that needs a licensed specialist and we won't pretend otherwise. For everything short of that, we handle it.
Tenant Damage by suburb
Find service information for your suburb.
Public liability insured and ABN registered (72 995 846 975). Certificates available on request. Where a job requires a licensed trade — electrical, plumbing, gas or structural — we identify it up front and refer it rather than attempting it ourselves.
From quote to completion
Here's the part people stick around for — you always know what's happening, what it costs, and what got done.
You'll know the price before we start
We look at the job and send back a quote with a price against each thing. Nothing turns up on the invoice that wasn't on the quote, so there's nothing awkward to explain to an owner later.
Photos when it's done
Before and after shots land in your inbox on completion. Forward them straight to the owner — you won't have to chase us for an update.
Send us your list as it is
Repair request, condition report, defect list, whatever you've already got. We work through it and report back the same way, so you're not re-typing anything.
One person, one invoice
Combine repairs and maintenance in one booking, with one point of contact and an itemised invoice.
Let's Talk About Your Portfolio
Send your defect list or condition report, including any target dates. We'll review the scope and let you know the next steps.