Selling a hoarder house in Los Angeles comes with unique challenges, and one of the first questions families ask is: “How much will it cost to clean everything out?”
The truth is, cleanup costs vary widely. Depending on the size of the home, the severity of the hoarding, and whether there are health hazards, the bill can range anywhere from a few thousand dollars to over $25,000.
This article breaks down what goes into the cost of cleaning out a hoarder home in Los Angeles — so you’ll know what to expect, what options exist, and how to decide whether cleaning or selling as-is is best.
Why Hoarder House Cleanouts Cost More
Cleaning a typical house might involve hauling junk or hiring a maid service. A hoarder house, however, often involves:
- Massive volume of belongings — sometimes floor-to-ceiling clutter in every room
- Biohazards like mold, rodents, pet waste, or spoiled food
- Specialized labor — trained teams with protective gear
- Heavy-duty disposal fees — not everything can go to the curb
Example: In Van Nuys, one family faced a home filled with old newspapers, broken furniture, and even animal waste. Standard junk removal services quoted them $18,000 because the work required biohazard precautions and multiple truckloads of debris.
Average Costs to Clean Out a Hoarder House in Los Angeles
According to national cleanup specialists, the average cost to clean a hoarder home ranges from $1,000 to $20,000, but Los Angeles tends to be on the higher end due to labor and disposal costs.
Here’s a rough breakdown:
- Mild Hoarding (light clutter, no biohazards): $1,500 – $5,000
- Moderate Hoarding (multiple rooms, odor issues): $5,000 – $15,000
- Severe Hoarding (entire property, biohazards present): $15,000 – $25,000+
Disposal fees in LA County can also add thousands, especially if hazardous waste is involved.
Factors That Impact the Price
Size of the Property
A two-bedroom apartment in Koreatown will cost far less to clean out than a five-bedroom house in the San Fernando Valley. More rooms mean more labor hours and disposal runs.
Level of Hoarding
- Level 1–2 hoarding: Light clutter, limited safety risks
- Level 3–4 hoarding: Restricted access to rooms, sanitation concerns
- Level 5 hoarding: Severe hazards, structural risks
Cleanup at levels 4–5 often requires hazmat teams.
Biohazards and Safety Risks
If the home contains black mold, animal feces, or rotting food, specialized crews and equipment are needed. OSHA standards require protective suits, respirators, and proper disposal.
Example: A family in East LA paid $12,500 for a cleanup that included pest control and mold treatment after years of neglect.
Timeframe
If you need the house cleaned urgently to sell, companies may charge rush fees for expedited crews.
Hidden Costs Families Forget About
Beyond the actual cleaning, families often face unexpected expenses:
- Dumpster rentals: $500–$1,000 each, often several needed
- Pest extermination: $300–$1,000 depending on severity
- Repairs after cleanup: Replacing carpet, drywall, or flooring damaged by hoarding
- Lost time: While the house sits unsold, you’re still paying taxes, insurance, and utilities
See our blog on what to do when your house isn’t selling in California for how carrying costs add up.
Should You Clean or Sell As-Is?
Cleaning up can make the property marketable to traditional buyers, but it isn’t always worth the cost and stress. For many families, selling as-is is a better option. Not only does this eliminate cleanup costs, but it also allows you to close quickly and move forward without the stress. You can learn step-by-step how this works in our complete guide to selling a hoarder house in Los Angeles.
Pros of Cleaning
- Attract retail buyers
- Potentially higher sale price
- Property may qualify for financing
Cons of Cleaning
- Expensive and time-consuming
- Emotional toll of sorting through belongings
- May uncover additional repairs needed
Pros of Selling As-Is
- Skip cleanup costs
- Close in weeks, not months
- Avoid emotional stress of clearing everything out
For more, see our guide to selling a hoarder house in Los Angeles.
Real-Life Example — Two Different Choices
- Case 1: A Glendale family spent $22,000 cleaning a severe hoarder home. After repairs and staging, they sold for $710,000 — but netted about $668,000 after costs.
- Case 2: Another family in Inglewood sold their hoarder house as-is to a cash buyer in 17 days. They received $585,000 — less than retail value, but they avoided the $25,000+ cleanup and repairs, coming out financially ahead with far less stress.
Resources for Hoarder House Cleanouts
If you decide to pursue a cleanup, here are resources to start:
- Los Angeles County Sanitation Districts – for bulk waste and hazardous disposal
- National Association of Productivity & Organizing Professionals – certified organizers for hoarding situations
- OSHA Cleanup Safety Standards – safety guidelines for hazardous cleaning
Final Thoughts
Cleaning out a hoarder house in Los Angeles can cost anywhere from a few thousand dollars to over $25,000, depending on severity and hazards. For some families, investing in cleanup makes sense. For others, selling as-is is the smarter path to avoid emotional stress and financial risk.
If you’re leaning toward selling, don’t miss our in-depth hoarder house selling guide for Los Angeles — it covers strategies, real examples, and what to expect during the process.