A practical guide for commercial property managers during a busy turnover season
The holidays bring a lot of things – travel, celebrations, end-of-year deadlines and, for many properties, an annual wave of move-outs and cleanups. Office suites, retail spaces, medical facilities, and mixed-use properties all see increased turnover as leases end, businesses relocate, or tenants push to wrap projects before the new year.
With that comes something else: more junk, more overflowing dumpsters, and more potential disputes.
This checklist helps residential and commercial property managers stay ahead of the chaos, reduce headaches, and keep operations running smoothly through the new year.
1. Anticipate increased dumping before it begins
Turnover season always brings heavier disposal volume. Preparing early prevents small issues from becoming mid-December emergencies.
Here’s what to watch for:
Commercial office cleanouts and retail resets. End-of-year decluttering often leads to piles of shelving, outdated POS systems, office chairs, cardboard, demo debris, and packaging materials.
Holiday packaging overflow. Cardboard alone can overwhelm enclosures within days.
Contractor debris from pre-January renovation pushes. Many commercial tenants complete “last-minute projects” and leave cleanup behind.
Pro tip: Track your historical move-outs each December and compare them to this year’s upcoming expirations. If the numbers are rising, schedule a mid-month enclosure sweep ahead of time.
2. Prep dumpsters and enclosures for seasonal overflow
A clean, well-organized enclosure reduces illegal dumping and helps haulers access bins without delay.
To set yourself up for success:
Clear out all bulky items before December hits. If the enclosure is already half-blocked, overflow happens instantly.
Ensure lids, gates, and fencing are in good working order. Broken gates invite non-tenants to dump.
Add temporary signage reminding tenants of proper disposal. A quick, clear notice helps reduce misuse.
Place excess cardboard guidelines near mail or package rooms. Residential and commercial tenants generate massive cardboard waste in December.
Schedule a pre-holiday bulk pickup if overflow is predictable. Especially for apartment communities and retail centers.
Identify high-risk areas. For commercial properties, this may include loading docks, side entrances, or tenant-only access points where abandoned materials tend to appear out of thin air.
Small prep now prevents big chaos later.
3. Tips to Prevent Tenant Chargeback Disputes
Year-end stress leads to rushed move-outs – and rushed move-outs lead to abandoned junk. Clear communication on the front end helps property managers avoid the dreaded “I thought I could leave that?” emails.
Helpful practices include:
Pre-move-out notices Send a simple email outlining what items are not allowed in dumpsters and what will trigger a chargeback. Offer a list including a local donation center, junk removal company (wink wink!), and recycling option to reduce frustration.
Photo documentation Photos before and after each move-out protect both you and the tenant, especially when multiple parties share a unit or suite.
Provide disposal expectations in writing Include maximum allowed bulk items, hazardous waste restrictions, and where tenants should place large items if they must leave them curbside for scheduled pickups.
Offer a recommended vendor list When tenants know who to call for junk removal, the chances of them leaving a printer in the hallway drop dramatically.
Handle shared spaces carefully In commercial buildings, abandoned items in common areas often lead to finger-pointing. Document quickly and timestamp your notices to avoid blame disputes.
Clear guidelines today prevent January emails no one wants to answer.
4. Create a waste pickup interruption calendar
Waste haulers often adjust or suspend pickup days around major holidays. One missed pickup can turn a normal week into an overflow crisis.
A simple calendar should include:
Trash and recycling delays for Thanksgiving, Christmas Eve, Christmas Day, New Year’s Eve, and New Year’s Day
Any Saturday makeup days
Enclosure access requirements for holiday pickups
Contractor availability limitations (for properties that rely on vendor support for internal trash collection)
A backup plan – whether that’s extra bins on standby or a quick-haul vendor able to clear overflow before the next scheduled pickup
Share this calendar with:
Tenants
Maintenance staff
Leasing teams
Cleaning crews
Ownership groups (especially for commercial properties concerned about appearance)
Transparency prevents complaints – and keeps everyone aligned when holiday operations get hectic.
5. Make a plan for emergency overflow and illegal dumping
Even the best preparation doesn’t eliminate surprise dumpings. A sofa, a pallet stack, or ten extra bags of cardboard can pop up overnight.
Set clear internal guidelines for:
When your maintenance team handles issues in-house
When a vendor should be called immediately
How to log and track repeat hotspots
What qualifies as a safety or sanitation risk requiring same-day attention
Preferred methods for documenting and reporting issues to ownership
This reduces decision fatigue and ensures faster response times.
6. How we support property managers during holiday turnover
At Up Up and Away Junk Hauling, our crews help residential and commercial properties stay organized during the busiest season with:
Fast-response bulk item removal
Emergency enclosure cleanouts
Light demo for oversized or damaged items
Overflow pickup between scheduled hauler visits
Routine sweeps for high-turnover communities
Pre-holiday enclosure resets
Dumpster rentals for larger scale or on-site short-term disposal needs
Cardboard removal (huge in December)
Clear photo documentation for your records
The goal isn’t just clearing junk – it’s protecting your property’s reputation, preventing safety issues, and supporting your team during its most demanding season.
A smooth December sets the tone for a cleaner, calmer January.
