****The following is general information and is not to be considered legal advice regarding your specific situation.****
Ideally, you'd get something in writing from the tenant indicating they are surrendering possession and stating anything left the in the property is deemed to have no value. Then you can take possession, make repairs and get it back on the market.
In the case of abandonment without something in writing, I typically recommend my clients go through the formal eviction process, especially when ANY personal property left behind. Secure the property, transfer utilities to prevent any freeze damage and then file an FED action.
In Iowa, it is quick and cheap. From the date of notice until the the order of possession will likely be less the 14 days. You'll also have a court order in place that will prevent the tenant from suing you down the road claiming you disposed of something of value. I've seen this happen numerous times in the past. You'll end us spending more to defend the frivolous lawsuit then you would have filing 10 evictions.
In Iowa, an FED action is for possession only. You will be required to file a separate action for damages, past rent, lost rent, etc. Remember, regardless of when the lease was suppose to end, you have a duty to mitigate your damages. You need to get it on the market ASAP. Under $5,000 is small claims, which can be wrapped up in about 60 days or less. Over $5,000 takes you into district court, which can be significantly more costly in terms of time and expenses.
Once you have a judgment, then you have to collect (wage garnishment, voluntary payments, non-wage garnishment, etc.). That's why I tell my clients (and for my personal properties), only to rent to someone who can be garnished down the road.
If you need a lawyer for all this is a personal decision. Most of my clients are experienced enough that they could do it alone, but chose not to in order to avoid the hassle. Have someone do it right the first time and move on.
