January 10, 2026
For decades, the standard "set-out" in a Toledo eviction involved placing a tenant’s belongings between the sidewalk and the curb.
However, as of January 2026, the City of Toledo is cracking down on "eviction blight", trash piles that sit on curbs for weeks because they weren't properly bagged, bundled, or scheduled for removal.
The proposed “Dumpster Rule” (introduced in late 2025) aims to ban landlords from dumping eviction trash directly on the curb, requiring a more contained and organized approach to waste removal.
1. What is the New “Dumpster Rule”?
The core of the ordinance is simple but carries significant weight for property owners:
- Beyond the Curb: While the traditional method was to place items between the sidewalk and the curb, doing so without a plan is now a major target for city enforcement.
- The 2026 Bulk Pickup Shift: As of January 1, 2026, Toledo residents and landlords no longer need to schedule bulk pickups for small amounts. You can place up to 5 bulk items at the curb with your weekly trash collection.
- The Mandate: If an eviction set-out exceeds these small weekly limits (which almost all do), the proposed ordinance would require landlords to provide a dedicated dumpster or on-site container rather than using the curb at all.
- The Goal: City Council co-sponsors co-sponsored this bill to address “eviction blight”—trash piles that grow as neighbors add their own illegal dumping to an abandoned set-out.
2. Why This is Being Pushed Now
City Council members Nick Komives and Theresa Gadus have highlighted that the current system is a drain on city resources.
- The Cost Gap: Currently, if the city has to clean up a curb pile, it can cost taxpayers over $1,000. However, the city can only charge the property owner a $150 fine.
- Business Responsibility: The new ordinance aims to treat eviction waste like industrial waste, requiring the landlord to bear the full cost of removal.
Action Plan for Property Owners
If you are managing an eviction in 2026, follow these steps to avoid fines:
- Know the 2026 Limits: If the set-out is very small (under 5 items), ensure everything is bagged, wood is bundled (3’ x 4’), and mattresses are wrapped in plastic.
- Book a Professional Hauler: For larger evictions, don’t rely on the curb. Contact a local dumpster rental service. The average cost for a 10-to-20 yard dumpster in Toledo is currently $400.
- Contact Republic Services: For specific questions on what will be accepted at the curb, call (419) 936-2511 or visit the City of Toledo Trash & Recycling Portal.
- Watch the Legislation: View the report below to see the City Council’s specific concerns regarding curb piles.
Further Watching: Toledo Considering Mandate for Landlords to Properly Handle Trash After Evictions
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Contact Our Team or call us today at (419) 385-5555 to discuss your 2026 property strategy!
Disclaimer: Informational purposes only. This content is intended for educational use and does not constitute legal, financial, or tax advice. Laws and city ordinances are subject to change. Buckeye Northwest Realty is not a law firm; we strongly recommend consulting with a qualified attorney or the Toledo Municipal Court regarding specific eviction procedures and legal compliance.
