Whether you're clearing a property after bereavement, ahead of a sale, or dealing with a rental, understanding the house clearance process helps you get the right company and avoid unexpected costs.
A house clearance is the professional removal of all (or most) contents from a property. It differs from a standard removal in that the items are not being moved to a new home — they are being sorted, donated, recycled, sold, or disposed of.
House clearances are most commonly needed when:
Clearing a deceased person's home before probate sale or handback to landlord.
Emptying a property before placing on the market or completing a sale.
Clearing a rental property left full by a departing or evicted tenant.
Clearing excess furniture and possessions that won't fit in a smaller property.
Most companies offer a free survey (in-person or video call) to assess the volume of items, access difficulty, and any special items. Moving Merchant compares house clearance specialists and sends you one tailored quote. Ask your matched company what their waste disposal policy is — how much will be recycled/donated vs. landfilled?
Before the clearance team arrives, remove anything you want to keep — jewellery, documents, family photos, sentimental items. Once the team starts, it can be difficult to retrieve items from the van or skip. Label any items you want left behind with bright stickers.
A team of 2–4 people arrives with a van (or multiple vans for large clearances). They systematically work through the property room by room. You can direct them on anything to leave or prioritise.
Good clearance companies sort as they go. Usable furniture and appliances go to charity shops or are sold (and the value may be credited to your invoice). Recyclable items go to recycling centres. Only truly unusable items go to landfill.
Once cleared, you should walk through with the team to confirm the property is empty to your satisfaction. Some companies offer a basic clean or deep-clean service — this is usually quoted separately at £150–£400.
A licensed waste carrier must provide a waste transfer note — this is your legal proof that waste was disposed of correctly. Keep this document. You may need it if there is any dispute about fly-tipping.
| Property Size | Typical Duration | Team Size |
|---|---|---|
| Studio / 1-bed flat | 2–4 hours | 2 people |
| 2-bed house | 4–6 hours (½ day) | 2–3 people |
| 3-bed house | 1 full day | 2–3 people |
| 4–5 bed house | 1–2 days | 3–4 people |
| Large/hoarder property | 2–5 days | 4–6 people |
A good house clearance company aims to divert as much as possible from landfill. Here's what typically happens:
Good furniture, clothing, books and appliances donated to charities (British Heart Foundation, Age UK, etc.)
Valuable antiques, collectibles, electronics, and furniture sold via auctions, eBay, or their own resale shop
Metal, glass, paper, and electronics taken to licensed recycling facilities (councils charge companies per tonne)
Items not suitable for reuse or recycling go to licensed waste transfer stations — not fly-tipped
| What to Check | Why It Matters |
|---|---|
| Environment Agency waste carrier licence | Legal requirement — prevents you being liable for fly-tipping |
| VAT registration (if applicable) | Sign of legitimate, established business |
| Public liability insurance | Covers damage to the property during clearance |
| Written contract or quote | Protects against hidden charges |
| Reviews on Trustpilot, Google, or Which? | Validate claims about responsible disposal |
| ADCS / CIWM membership | Professional body membership for waste management |
You don't have to be physically there, but someone must provide access. You can appoint a representative — a solicitor, neighbour, or estate agent — to be present and supervise. Make sure they know exactly what should be removed and what should be left.
Yes — this is standard practice and is one reason why some clearances cost less (or are even free). The company's ability to sell or donate items reduces their disposal costs. If you want a share of proceeds from valuable items, negotiate this upfront in writing.
Most house clearance companies won't remove: asbestos (requires specialist contractor), large quantities of hazardous chemicals, clinical/medical waste, firearms or ammunition, or certain batteries. Always disclose these items upfront — they require separate disposal and may incur additional charges.
No — house clearance services are subject to 20% VAT like any other commercial service. However, if the clearance is being conducted for a charity or the property is a private residence and certain conditions are met, VAT relief may apply. Always ask for a VAT-inclusive quote.