Business · 4 min read · Updated 6 November 2026
Landlords: clearing a rental garage and items tenants leave behind
Why landlords need to be careful
Goods left behind still belong to the former tenant or a third party. A landlord who disposes of them without following a fair process can face a claim for their value, particularly if something turns out to be valuable. The law treats the landlord as an involuntary bailee, with a duty to take reasonable care of the goods until they are collected or lawfully disposed of.
The rules differ in Scotland and Northern Ireland, and some tenancies or leases include their own terms on abandoned goods. Commercial lettings are treated differently again. Where the situation is not straightforward, a short consultation with a property solicitor is usually cheaper than defending a claim later.
The usual process
- Confirm the tenancy has properly ended and you have possession
- Photograph and list the items left in the garage and the property
- Try to contact the former tenant using all known contact details
- Serve a Torts Act notice describing the goods, how to collect them and the deadline
- Keep the items safe for the notice period
- If uncollected, sell or dispose of them, keeping records of what happened
There is no fixed notice period in the Act. It must be reasonable, and many landlords allow around 14 days or more depending on the circumstances. Obvious rubbish and perishable items are treated differently from furniture or valuables. Take legal advice if items are valuable or the situation is disputed.
Items that may belong to someone else
Garages can hold items that never belonged to the tenant, such as rented equipment, finance-purchase goods or items stored for friends. Labels and serial numbers can show third-party ownership. Where there is evidence of another owner, contact them as well before disposing of anything.
Hazards and rubbish
| Find | Action |
|---|---|
| Paint, oil and chemicals | Store safely, then dispose through suitable routes |
| Gas cylinders | Return to the supplier or a stockist |
| Mattresses and soft furnishings | Check fire safety labels before reusing in a furnished let |
| Damaged roof or wall panels | Check for asbestos before any repair or removal |
| Electrical items left behind | Check ownership before disposal, and do not re-let without safety checks |
Business waste rules can apply when landlords pay to clear rental properties, so use a registered waste carrier and keep the transfer note.
If you find something that may be stolen property, illegal or dangerous, such as weapons, drugs or large quantities of chemicals, do not move it. Contact the police or the appropriate authority for advice before doing anything else.
Preparing a garage to let
- Clear and sweep the garage, removing all previous contents
- Check the door, lock and any lighting work safely
- Repair leaks and check for damp
- State in the tenancy whether the garage is included and for what use
- Consider whether tenants can store fuel, gas or charge e-bikes there
- Take dated photos at check-in as part of the inventory
If the garage roof or walls may contain asbestos cement, record its condition and avoid any work that would disturb it. Telling tenants not to drill or fix things to suspect panels is a simple, sensible precaution.
Including the garage in the inventory
Inventories often overlook the garage. Recording its condition and contents at the start of a tenancy, with photos, makes it far easier to deal with anything left at the end and to support a claim for clearance costs if rubbish has to be removed. Include shelving, keys, remote controls for the door and the state of the floor and walls.
Tenancy wording that helps
Clear tenancy terms make end-of-tenancy garage problems much easier to resolve. Many disputes come from uncertainty about whether the garage was included and what it could be used for.
- State whether the garage is included in the let, or reserved for the landlord
- Say what the garage may and may not be used for, such as storage only
- Include any restrictions on storing fuel, gas cylinders or charging e-bikes
- Require the tenant to leave the garage clear and swept at the end
- Explain how items left behind will be handled, while still following the law
Even with clear terms, the Torts Act process still applies to items that may be valuable. The tenancy wording helps by setting expectations and supporting any claim for clearance costs.
Letting agents managing several properties often keep a standard process for abandoned goods, so check with your agent before taking action yourself.
Frequently asked questions
Can I throw away things my tenant left in the garage?
Not straight away if they might have value. In England and Wales, landlords should try to contact the former tenant and usually serve a notice under the Torts (Interference with Goods) Act 1977, giving a reasonable time to collect. Obvious rubbish can be treated differently. If items are valuable or disputed, take legal advice first.
How long must I keep a former tenant's belongings?
The Act does not set a fixed period. The notice must give a reasonable time to collect, which depends on the circumstances and the value of the items. Many landlords allow around 14 days or longer. Keep records of the notice, your attempts to contact the tenant and what happened to the goods.
Can I charge a former tenant for clearing the garage?
If the tenancy agreement and check-in inventory show the garage was empty or in a certain condition, the cost of removing rubbish left behind may be claimable from the former tenant, depending on the tenancy terms and the evidence available. Good dated photos, an inventory and receipts for the clearance make any claim easier to support.
landlords tenants rental property Torts Act
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