Turnovers, done against your clock.
Tenant moved out Friday, showing is Wednesday, and the unit has nineteen small problems and no single trade that wants them. That's not a hard job — it's just a job nobody wants to schedule. I'll schedule it.
Licensed & insured One invoice Photo condition list
Too many trades, too little work each
A turnover is a painter's half hour, a carpenter's hour, and a dozen odd fixes. Nobody wants to mobilize for that, so the unit sits — and vacancy costs more than the repairs do.
Nobody documented the before
Deposit disputes come down to what you can show. Every turnover I do comes back with a written condition list and photos of what I found, whether or not I fixed it.
Standards drift unit to unit
Three different handymen over three years means three different door handles, three bulb colors and three grades of patch. One person doing your turnovers means one standard.
Walk, list, quote, work, document.
Same five steps every time, so you can plan around it.
Walk the unit
Ideally the day the tenant is out. If you can't get me in, a video walkthrough on your phone gets us most of the way there.
Two lists back to you
Must-do to make it rentable, and nice-to-have that would help it show. You choose the line between them — I won't quietly bundle them.
Quote against your date
Most single-family turnovers run one to two days. If your showing date isn't achievable, you'll hear that immediately rather than on day two.
Work it in one push
Patch and paint, doors and hardware, blinds, stops, towel bars, fixtures and bulbs to one standard, plus whatever's specific to your unit.
Condition list and photos
What I found, what I fixed, what I'd watch next time. One invoice, and a file you can put in front of a tenant or an owner.
You’ll get a text when I’m on my way. Useful when you are not the one at the property — you know the visit started without having to chase it.
In scope
Out of scope
Said plainly so you're not surprised on the walkthrough.
- Full-unit repaints and flooring replacement — bigger crew, better price
- Turn cleaning and carpet cleaning — that's a cleaning company
- Appliance repair
- Licensed electrical and plumbing work beyond fixture swaps
- Anything structural
Ask anyway if you're unsure — you'll get a yes, a no, or a name to call.
If you turn units regularly, say so.
A standing arrangement is better for both of us: I learn your standard, keep your hardware consistent, and get you scheduled before the tenant is even out. Pricing for recurring turnover work is its own conversation.
[CONFIRM — Connor] Whether he wants recurring/volume terms at all, and at what threshold, is Connor's call — this page describes the offer, not a committed rate.
Unit empty? Send me the address.
Tell me the move-out date and the showing date and you'll get a scope and a number back.