Ontario Evictions: The Sheriff's Role, the 72-Hour Rule, and Protecting Your Property
Co-Founder
Learn about the 72-hour rule and sheriff duties during an Ontario eviction process.
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Evictions are stressful enough, but when tenants leave behind piles of junk, the situation becomes even more frustrating. Whether it's discarded furniture, old appliances, or piles of unwanted items, the task of junk removal can be overwhelming.
I documented all the preparations I made for my tenant eviction process into a Getting Ready for Eviction Day Template that you can have for free!
In this article, I talk about junk removal. I hope it helps you understand the process better. I learned through sweat, tears, trial, and (LOTS) of error. My hope is that you don’t have to.
The reel below is part of a series chronicling my tenant eviction process. You can watch all 10 parts in my Eviction Day Prep.
Let’s begin.
After my tenants were evicted, the work of cleaning up the property began.I was left with a whole lot of mess to deal with. Since it was past the 72 hour window, this junk was now my responsibility. Read Ontario Evictions: The Sheriff's Role, the 72-Hour Rule, and Protecting Your Property to learn more.
My tenants left me with a whole bunch of junk after they were evicted by the Sheriff.
I had to call a junk removal company in order to take it to the trash site. I wanted it done immediately so I could put this kerfuffle behind me.
Guess how much I had to pay… $500! Yes, $500 to take out trash that is not even mine. Evictions are costly
-Weiting Bollu, Co-Founder, Openroom
You have a few options at your disposal when it comes to junk removal. Consider the following factors:
Budget
How much do you have to spend on junk removal? If you have enough to hire junk collectors to take it all and be rid of it, it may be a good option. However, if you are on a limited budget, you can consider a variety of solutions to dispose of the junk. You can recycle parts of it, sell others, donate, and then throw away the rest.
Amount
How much do you have to get rid of? Some junk removal companies charge by item or weight. The amount impacts how much you will pay.
If it is a large amount, consider renting a self serve dumpster. The dumpster is sent to you, you throw everything away in one massive bin, and it is picked up and gone from your sight.
Size of items
In certain cities, the waste management department only accepts large items up to a certain size and amount. If your junk is beyond that, you will have to find a different way to get rid of them.
Your own capacity
Are you in a position to be carrying large items? Do you have anyone around to help? If no, consider relying on your support system or hiring professionals. Your health is not worth risking.
Condition of items
Are any of the items in a condition to be sold or donated to charities. Habitat for Humanity usually accepts large items including appliances and furniture that are in good condition. Some even offer pick-up services. If you are low on budget and capacity, this would be a good option.
Find a Habitat for Humanity near you and see what can be done.
Hazardous waste
Hazardous waste requires special handling and is managed by each city’s waste management department. These are examples of hazardous waste:
Contact your local authority to inquire on hazardous waste removal. I will provide more information on waste management by municipality later in this article. There are usually no charges for disposing of hazardous waste with your city.
For donations to Habitat for Humanity, here is some information on their locations and websites in some cities.
At the end of the day, weigh your options and do what you feel is best for your situation. No situation is ideal. Knowing your options makes the process less daunting.
One option for junk removal is relying on city services. Full disclosure, I did not use this resource. I was short on time, exhausted, and needed the junk out IMMEDIATELY. I contracted professional junk removal services.
That aside, depending on your situation, this could be a solid option. Here is some information on how some cities address waste management. The purpose is to give you a rough idea of how your junk removal process might play out with city services.
Most city waste management services are either free or come with nominal fees. You can save a significant amount of money compared to hiring private junk removal companies, especially when dealing with regular household items.
Many municipalities offer scheduled pickups for bulky items like furniture and appliances. In cities like Toronto or Hamilton, you can book a special pickup appointment for large items, which eliminates the need for transporting the junk yourself.
City services may not accept certain types of items. Most municipalities place limits on the amount of junk they will collect. If the junk exceeds this amount, you may need to make multiple arrangements or seek alternative services
Some cities require junk to be sorted before pickup. For example, items like textiles may be collected separately. Understanding the requirements in advance can help avoid complications.
If certain items are not accepted by curbside pickup (e.g., large metal appliances in Peel or Kingston), landlords may need to transport them to recycling centres or pay for private removal.
While city waste management services offer a cost-effective solution for disposing of junk left behind by tenants, the limitations on volume, item acceptance, and scheduling can make it impractical in certain situations. If time is a factor or the junk includes items that the city won’t collect, hiring professional services may be the best option. Always check local regulations and plan accordingly to avoid unexpected delays and extra costs.
As a landlord, I've faced the decision between DIY junk removal and hiring professionals many times. The choice depends on factors like the amount of junk, your available time, and physical abilities. Understanding when to tackle the job yourself and when to call in the experts can save you time, money, and potential headaches.
In my experience, DIY junk removal can be suitable for small-scale cleanouts. If you're dealing with a few pieces of furniture or a small amount of household items, handling it yourself might be cost-effective. This approach works well when you have the time, a vehicle large enough to transport the items, and knowledge of local disposal regulations.
I've found that DIY removal is also practical for sorting through items before disposal. This allows you to identify any valuable items that could be sold or donated, potentially offsetting some of your costs. However, it's important to consider the time investment and potential physical strain, especially for heavy items or large volumes of junk.
In my experience, the primary advantage of using professional junk removal services is the time and effort saved. These companies come equipped with the necessary tools and manpower to handle large-scale cleanouts quickly. They handle the heavy lifting, transportation, and disposal, allowing you to focus on other aspects of property management.
For larger cleanouts or when dealing with challenging items, professional junk hauling services offer significant benefits. These experts come equipped with the right tools and manpower to handle bulky items like appliances, mattresses, and large furniture. They're efficient, often completing in hours what might take you days.
Professional junk removal companies also bring expertise in proper disposal methods. They're familiar with local regulations and can ensure items are recycled, donated, or disposed of responsibly. This is particularly valuable when dealing with items that require special handling, such as electronics or hazardous materials.
Junk removal is an unavoidable aspect of property management, especially after tenant evictions. While DIY solutions may work for smaller cleanups, professional services are often the better choice for larger, more complicated jobs. In my experience, the time, effort, and expertise provided by professional junk removal companies outweigh the costs, especially when it means getting your property back on the rental market quickly. Before deciding how to tackle junk removal, it’s important to assess your situation, check local waste disposal options, and make the choice that best suits your needs!
To learn more about the process leading up to my eviction, read The Landlords Guide: When Tenants Are Not Paying Rent in Ontario and A Landlord's Guide to the LTB's N4 - Notice to End a Tenancy Early for Non-payment of Rent.
If your tenants have been evicted but they still owe you rent, read Debt Recovery: How to enforce an LTB order in Small Claims Court and the Landlord’s Guide to Skip Tracing and Examination Hearing in Ontario.
Weiting's entrepreneurial journey began with a costly lesson in rental property management, where she experienced losses exceeding $35,000 due to non-paying tenants. Determined to prevent others from facing similar challenges, she built Openroom to pave a future towards a transparent and connected rental ecosystem.
Drawing from her extensive background in software product management spanning education, telecommunications, insurance, and artificial intelligence, Weiting has become a trusted advisor to founders of venture-backed companies. Beyond the tech sphere, Weiting managed properties for over a decade and made significant contributions to community leadership. She’s served on the Board of Rotary District 7070 and chaired various organizational committees.
Weiting balances her professional endeavours with being a parent of two kids under two. Alongside thousands of other parents, she was awarded participation trophies in innovative improvisation, ever-changing expectations management, daily roadmap planning, and hardcore patience!
