The clutter and hoarding severity levels
The five-level scale cleanout companies quote from, in full, and what each level means for cost, crew and the kind of company you need.
Cleanout and remediation companies assess properties against a five-level clutter and hoarding severity scale. It is the single most useful thing to understand before you request quotes, because it determines what kind of company you should be calling in the first place.
The level descriptions below are published verbatim by the source cited under the table. The cost and company-type columns are our own reading of what each level implies.
The five levels as published
| Level | Published description |
|---|---|
| Level 1: Low | Minor but not excessive clutter. Doorways and stairways still accessible. Appropriate number of pets. No unpleasant odors. |
| Level 2: Guarded | Noticeable clutter and overflowing garbage cans. Odors from dirty dishes, food prep surfaces or toilets. Evidence of rodents or pests. One major appliance or HVAC device not functional. One major exit blocked with clutter. |
| Level 3: Elevated | Noticeable garbage, waste and odors. Evidence of unsanitary conditions in kitchen and bathrooms. Clutter extending outside the home. At least one room not used for its intended purpose. HVAC and more than one appliance not functional. One or more blocked exits. Light insect or pest infestation. |
| Level 4: High | Unsafe and unsanitary environment. Common living spaces unusable due to extensive clutter. At least one other room unusable. Fire hazard from blocked stairways, hallways and exits. HVAC and several appliances not functional. Insect, pest and/or rodent infestation. Mold and/or mildew. |
| Level 5: Severe | Unsafe, unsanitary and potentially unlivable home. Extensive waste and animal or human feces. Pervasive mold and/or mildew. Fire hazard from multiple blocked exits. Multiple appliances not functioning. Unreliable or non-functional plumbing or electrical systems. Heavy or pervasive insect, pest and/or rodent infestations. |
Source: HomeGuide, Hoarding Cleanup Cost, published September 2024
What each level means in practice
The transition that matters most is between level 3 and level 4. Below it you are buying labour and disposal. At and above it you are buying remediation, and that is a different trade.
| Level | What you are buying | Who to call |
|---|---|---|
| 1 to 2 | Labour and haulage. Published per-square-foot rates apply reasonably well. | General cleanout or junk removal, or a senior move manager if contents need sorting rather than discarding. |
| 3 | Labour, haulage, deep cleaning, and usually a separate pest contractor. | Cleanout company experienced with hoarding, plus a pest contractor. |
| 4 | Remediation. Protective equipment, containment, mould and pest work, contents largely unsalvageable. | Biohazard or trauma remediation firm. A general crew is the wrong call here. |
| 5 | Full remediation with structural and services assessment. Property may not be safe to occupy. | Biohazard remediation firm, and expect building trades to follow. |
Our own interpretation of the published level descriptions, not published guidance. Treat it as a way to have a better first conversation, not as an assessment.
Why the level matters more than the size
Published costs run $1 to $2 per square foot, which on a 2,000 square foot house is $2,000 to $4,000. That range is realistic at levels 1 to 3.
At levels 4 and 5, the cost drivers change entirely: protective equipment, biohazard disposal, containment, longer timelines and often a second contractor. Anchoring on the per-square-foot figure at those levels will leave you badly wrong-footed.
If you are not sure which level you are dealing with, the blocked-exit and non-functional-appliance markers in the table above are the easiest to check and the most diagnostic.
Source: HomeGuide, Hoarding Cleanup Cost, published September 2024