Turnover & make-ready
Apartment Turnover Services That Relet Units Faster
When keys come back, the meter starts. Inspection, repairs, cleaning and make-ready run as one handoff instead of four vendors, so the unit is lease-ready and inspection-ready at the same moment.
Why it costs what it costs
Vacancy is the expensive part, not the work
The repair bill on a turnover is rarely the problem. The problem is the eleven days it sat waiting for a cleaner, then a plumber, then a painter, each scheduled independently and each waiting on the last.
Running it as one engagement removes the handoffs. One walk produces the list, one schedule sequences the trades in the right order, and one team signs the unit off. That is where the days come back.
For HUD-assisted housing there is a second reason to do it properly. A unit occupied today can be inspected tomorrow, so make-ready is the natural moment to bring it to standard while it is empty and accessible. HUD's NSPIRE terms and definitions set out what counts as a deficiency; the cheapest time to close one is between residents. An empty unit is also the only time you can test an alarm or chase a leak behind a wall without working around anyone.
A turnover done to standard also protects the next cycle. Where units keep coming back with the same findings, preventive maintenance is the fix, and where the underlying condition is beyond a turnover, apartment renovation is.
The components
Components of our apartment turnover services
Inspection
Every turn starts with a documented walk. We record the unit's condition and identify what needs attention, including anything that would score under NSPIRE, so nothing surfaces late.
Repairs
Technicians work the list, from drywall and paint to fixtures, doors and hardware. Anything with a published standard is corrected to that standard rather than to what looks finished.
Cleaning services
Deep clean rather than tidy: kitchens degreased, bathrooms sanitised, carpets treated, every surface finished. Cleanliness is what a prospective resident judges first.
Make-ready
A final walkthrough confirms the unit is lease-ready and compliant, with keys, alarms, and life-safety items verified rather than assumed.
Speed and quality
Faster turns without cutting corners
Speed in a turnover comes from sequencing, not from rushing. Paint before flooring, repairs before clean, clean before final walk. Get the order wrong and you pay for the same trade twice.
Our crews work to a fixed sequence with coordinated scheduling, which is why the days come out of the calendar rather than out of the finish quality. The unit that reads well on a viewing is also the unit that holds up on an inspection.
- One walk, one list, one schedule, one point of contact
- Trades sequenced so no work is done twice
- Life-safety items verified before the unit is signed off
- Photographed condition record at handover
Any property type
Turnover services for every property
A public housing authority scattered-site portfolio and a 300-unit tax credit community are different problems. One needs travel-efficient routing across addresses; the other needs volume throughput without disrupting leasing.
So the scope flexes. Take the full handoff, or just the pieces you are short of: inspection and repairs while your own team cleans, or cleaning and make-ready while your maintenance staff handle the fixes. We work in all 50 states, and multi-state portfolios run as one engagement.
What gets covered
A full turnover checklist
The items that appear on almost every turn, with the NSPIRE-scored ones flagged during the initial walk so they are corrected while the unit is empty. Anything covered by a published standard is checked against it: a mould-like substance finding between residents is a clean-up, while the same finding at inspection is a deduction.
Units sitting empty? Get a turnover schedule this week.
Questions