Apartment Turnover Cleanouts — Woodland Property Managers

You have a move-out on the fifteenth, a cleaning crew on the sixteenth, and a new tenant with a signed lease on the first. The unit still has a couch, a mattress, and forty bags of trash in it. Dump Ninja Junk Removal is a local crew on Matmor Road in Woodland, and apartment turnovers for property managers are a job we do on a schedule, not as a favor. Text us the unit number. We clear it, sweep it, photograph it, and get out of the cleaning crew’s way.

What we take

An apartment turnover cleanout in Woodland is everything the last tenant left behind. Dump Ninja takes it out:

• Couches, chairs, tables, and bed frames, including the ones that have to come apart to fit the door
• Mattresses and box springs, with no mattress surcharge
• Bagged trash, loose trash, and whatever is in the fridge
• Abandoned clothing, boxes, and personal belongings once you clear them for removal
• Tenant-owned appliances: mini fridges, microwaves, washers left in the closet
• TVs, monitors, and e-waste
• Balcony and patio contents, planters, grills, and bikes
• Broken blinds, shelving, and shower rods already down
• Carpet and padding when the unit is getting new flooring
• Storage cage and carport contents

What Dump Ninja cannot accept: asbestos, medical waste, ammunition, and wet-cell batteries. If we open a closet in a Woodland unit and find sharps or something that needs a specialist, we stop, photograph it, and call you.

What comes with every unit

Before and after photos of each room, time-stamped, texted to you the same day. A sweep of every room and the balcony. A note about anything we saw that maintenance should know about: a leak under the sink, a hole in the drywall, a door that does not latch. It is the same standard for a studio and a three-bedroom.

How it works

Dump Ninja keeps apartment turnovers in Woodland on rails, because a property manager does not have time for a process.

1. You text the unit. (530) 444-4441, 8am to 8pm, seven days a week. Unit number, address, move-out date, and how we get in. Lockbox, leasing office, or a maintenance tech meeting us all work.

2. We come look, or we don’t. For a first unit we walk it and name the price on site. For property managers on a standing arrangement, we usually skip the walkthrough. You know what a turnover on your property looks like and so do we.

3. We name the price. You get the whole number before anything moves. On a standing arrangement, unit pricing is set up front by unit size, so the leasing office never has to call for a quote.

4. If you say go, we load, sweep, and leave. Most Woodland units are unit-ready within a few hours. You get the after photos, the cleaners get an empty floor, and the unit goes back on the market a day sooner.

Standing arrangement

This is the way to use Dump Ninja if you manage more than a handful of doors in Woodland or Davis. You text the list as move-outs happen. We clear each unit on a set turnaround, usually within a day. You get a photo record per unit and one invoice a month with the unit numbers on it. No calling for quotes, no chasing photos, no explaining the property to a new crew every time. Roman, Fabian, and Rich already know your buildings.

What it costs

Dump Ninja quotes apartment turnovers in Woodland on site for a first unit, by volume and by labor. After that, most property managers move to a standing arrangement with unit pricing set by size, so the number is known before the tenant moves out.

What drives the price: we run a 21-yard truck. Most haulers run 10 to 15. On turnover day that means several units per trip instead of one, and fewer loads on your invoice. Stairs and disassembly can add to the price, and third-floor walk-ups are priced as third-floor walk-ups. Appliances carry an environmental fee. You hear about all of it before the first unit, not on the invoice.

The first walkthrough is free. You leave it knowing what a turnover on your property costs, whether you book Dump Ninja or not.

Why Woodland families call Dump Ninja

Property managers in Woodland and Davis are managing family housing, and they need a crew that respects the building, the tenants who are still there, and the calendar. Here is why they keep Dump Ninja on the list.

Fast, and quiet about it. Lawrence Dobbins wrote that the crew cleared his home quickly and efficiently. On turnover day, quick matters. So does not blocking the fire lane and not leaving a trail down the breezeway. Dump Ninja parks where you tell us and keeps the noise down.

Texts, not phone tag. Joy Key wrote that from scheduling to texts with arrival time to removal of items, it was seamless. That is the whole process for a property manager: text the unit, get an arrival text, get the after photos.

Re-homing, not dumping. Douglas Nelson’s apartment cleanout in Davis went to Davis Community Meals and Housing. Dump Ninja donates usable furniture and working appliances before anything goes to the landfill. We gave away 113 working appliances and diverted more than 1,000 cubic yards in 2025. A tenant’s abandoned couch can furnish someone else’s first place.

Documentation. Before and after photos for every unit, sent the same day. If a deposit dispute comes up in six months, the record is already in your inbox.

Proof. Dump Ninja is a local Woodland company, founded in August 2023 by Jeremy Mahan. 5.0 stars across 470 Google reviews. BBB A+ accredited. Nextdoor Neighborhood Favorite in 33 neighborhoods. Fully insured, with a COI and W-9 on request.

Where we serve

Dump Ninja stages the 21-yard truck at 709 Matmor Road in Woodland, so a turnover anywhere in Woodland, from the complexes along East Street to the newer buildings out by Spring Lake, is minutes away. Davis is our biggest apartment market, and UC Davis move-out season in June and September fills the calendar. Property managers in Davis who set up a standing arrangement before then get first call on those weeks.

West Sacramento, Winters, and Dixon are daily drives for a Dump Ninja turnover. Esparto and the small towns north of Woodland get the same crew. Vacaville, Natomas, and Sacramento apartment communities sit at the edge of the regular range, and management companies with several properties there should call and ask about a route.

We do not list Elk Grove, Roseville, or Fairfield.

Every load from a Woodland turnover goes to a donation partner, a recycler, or the Yolo County Central Landfill on County Road 28H, which is ten minutes from most of Woodland. That short drive is one reason a Dump Ninja turnover is done before the cleaners arrive.

Text (530) 444-4441 with the unit list. We will take it from there.