What this guide covers
- Who hands out contracts.
- The offer: set day, set price.
- Pitch scripts.
- Docs and insurance.
- Trial period and service rules.
- Onboarding checklist.
Who gives contracts
- Apartments & property managers. Turns and bulk days.
- Storage facilities. Move-outs and auctions.
- Realtors & make-ready crews. Pre-list and post-move junk.
- Retail & offices. Backroom trash, fixture haul-outs.
- Short-term rentals. Missed cleanups and bulky items.
The offer (set day, set price)
- One weekly slot: “Fridays 10–12.”
- Simple scope: bulk junk, furniture, bagged trash.
- Price model: per load tier or flat per visit.
- Extras listed: stairs, long carry, appliances, mattresses, hazards.
- Photos + sweep-up included.
One-line value prop
“One call, clean site, photo proof, and a steady day each week.”
Pitch scripts (copy/paste)
Walk-in (storage/apartment)
“Hi, I’m [Name]. I handle junk pickups. I can hold Fridays 10–12 just for you. Simple price, photo proof, and sweep-up. Want a test run this week?”
Phone/email
“Hi [Name], I help [property/firm] with weekly junk pickups. We do a set day/time, photo proof, and a clear load-tier price. Can we try a 30-day trial starting next week?”
After a one-off job
“Glad we could help today. I can reserve Fridays 10–12 for you at our contract rate. Want me to send a 30-day trial?”
Docs you need (keep it tidy)
- W-9 (IRS).
- COI (certificate of insurance): general liability, auto; workers’ comp if required.
- Service agreement (plain language): scope, exclusions, price, photos, payment terms.
- Vendor packet (if they have one).
- Safety plan: PPE and lift basics.
- Disposal compliance: where items go; no hazardous loads.
Price it right (easy math)
- Base on volume tiers (⅛, ¼, ½, ¾, full).
- Include dump + labor + drive + profit.
- Add a small zone fee after X miles.
- Offer bundle pricing (e.g., two loads save $X).
- Post mattress/appliance surcharges if your site charges extra.
Start with a 30-day trial
- Length: 4 weeks, 1 pickup per week.
- Goal: prove speed, photos, clean site.
- Review: week 4 recap → move to 6- or 12-month term.
- Exit: either side can stop after trial with 3-day notice.
Service rules (your “mini SLA”)
- Response time: confirm within 1 hour.
- Arrival window: 2 hours, text ETA.
- Proof: before/after photos in email or portal.
- Access: keys/codes/parking noted on file.
- Payment: net 15 (or net 30), card on file if allowed.
- Cancellations: no fee with 24 hours notice.
- Exclusions: hazardous waste, paint cans, tires, liquids (refer out).
Onboarding checklist (day one)
- Signed W-9, COI, and service agreement.
- Contact list (manager, weekend, after-hours).
- Gate codes, dock rules, and parking map.
- Photo template and invoice template.
- Review link and how to send it.
- First pickup date on the calendar.
Keep the account
- Send a monthly recap: loads, photos, notes, and small wins.
- Hold the set day. Show up clean and on time.
- Ask for a review (Google) once they’re happy.
- Offer a holiday bulk day at a bundle rate.
- If loads drop, ask: “What can we do better?”
People also ask (quick answers)
How do I get apartment junk removal contracts?
Visit in person. Offer a weekly slot, clear tiers, and a 30-day trial.
What insurance do I need?
General liability and auto at minimum; workers’ comp if required. Give a COI.
How do I price a contract?
Use volume tiers that include dump, labor, and drive. Add small surcharges as needed.
Do I need a long contract?
Start with 30 days. Prove value. Then move to 6–12 months.
How do I prove the job is done?
Send before/after photos with the invoice and short notes.
See more tactics in the complete junk removal jobs guide.
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