“The report came with a photo of every room and a list of what was swapped, so I stopped driving over on day three. The next tenant moved in on schedule.”
Elbert T.Owner of a six-unit building, Roselle
Unit turns for landlords · Newark, NJ
Keys in Monday. Ready to show Friday.
We turn studios through three-bedrooms between tenants: paint, patch, floors, fixtures and a deep clean, priced by unit type on a one-page turn sheet, with a photo report when the keys come back.
5 working days
A standard studio to two-bedroom turn1 page
Turn sheet, priced by unit typeEvery unit
Photo report with the keys
The five days run from key handoff to photo report on a standard unit. The work order names the date.
The turn
Five days, key to key
For a standard studio to two-bedroom with no water damage or structural repair. Bigger units and extra scope take longer, and the work order says how long before we start.
- Day 1
Step 1: Monday: walk and work order
We walk the empty unit with you or your super, photograph every room and write the work order that day: what we'll do, what it costs and the date the keys come back.
Work order written on site - Day 2
Step 2: Tuesday: patch and repair
Nail holes, drywall dings, trim gaps, sticking doors and tub caulk. Everything is primed before paint so the color goes on once.
Walls patched and primed - Day 3
Step 3: Wednesday: paint
Ceilings, walls and trim in your house color, two coats. Floors, fixtures and windows are covered, and the crew wears respirators.
Ceilings first, then walls - Day 4
Step 4: Thursday: floors, hardware, alarms
Floor repairs, locks re-keyed, door hardware tightened or swapped, smoke and CO alarms tested, filters and bulbs replaced.
Locks and hardware - Day 5
Step 5: Friday: clean, final walk, keys
Deep clean and trash-out, a final walk against the work order, then the photo report and the keys.
Keys back with the report
The turn sheet
What a standard turn includes, by unit type
Each column is a unit type and each row a line on the work order. Your written work order sets the price for your unit.
Studiostandard turnUp to 450 sq ft | 1 bedroomstandard turnUp to 650 sq ft | 2 bedroomsstandard turnUp to 900 sq ft | 3 bedroomsstandard turnUp to 1,200 sq ft | |
|---|---|---|---|---|
| Paint: walls, ceilings and trim, two coats | ||||
| Patch, prime and caulk | ||||
| Deep clean and one truckload of trash-out | ||||
| Locks re-keyed, alarms tested, filters and bulbs | ||||
| Photo report with the keys | ||||
For an unfurnished unit in normal condition. Not included: appliances, new flooring, tub re-glazing, permits and anything found behind a wall; those are priced on the work order before we start.
The photo report
What comes back with the keys
A numbered report, room by room, with photos taken at the final walk. This sample is one kitchen.
- 1
Cabinets and counters
Doors and drawers wiped inside and out, hinges tightened, counter edge caulk renewed.
- 2
Range and hood
Degreased. Burners and oven tested, and any that don't work are noted with a photo.
- 3
Floor
Swept and mopped. A lifting or cracked plank gets a close-up and a line on the report.
- 4
Doors and hardware
Knobs tight, latches catch, stops in place. Locks re-keyed and the new keys counted.
Sample content.
Every report lists what was done, what was found and what needs your decision.
Scope
A turn, an add-on, a rehab
We say where a turn stops, so the work order never surprises you.
| Turn plus add-ons | Rehab | Standard turn | |
|---|---|---|---|
| What it covers | Turn plus add-onsFloors, tub re-glazing, cabinet refresh, fixtures, new doors | RehabKitchens, baths, layout changes, building systems | Standard turnPaint, patch, clean, hardware, locks and alarms |
| How long | Turn plus add-onsDays added, written on the work order | RehabWeeks or months | Standard turnFive working days |
| How it's priced | Turn plus add-onsTurn sheet plus priced add-ons | RehabNot our work; we refer you to a general contractor | Standard turnFrom the turn sheet, by unit type |
| Permits | Turn plus add-onsWe tell you if one applies | RehabYes, pulled by the licensed trade | Standard turnUsually none for cosmetic work; your town decides |
Vendor file
What your accountant and insurer ask for
One folder per landlord, kept current and sent when you ask. The registration number is in the footer of every page.
Registration
Home Improvement ContractorVerify
NJ HIC reg. # 000000 · New Jersey Division of Consumer Affairs
Registration the state requires to do home improvement work in New Jersey
Lead-safe certificate
Lead-Safe Certified Firm (Renovation, Repair and Painting)Verify
US Cert. # 000000 · U.S. Environmental Protection Agency
Certified to follow the EPA's lead-safe work rules in housing built before 1978
Insurance
General liability and workers' compensation
Certificate of insurance sent on request
Coverage for the crew and the building while we work
Documents on request
W-9
Sent by email the same day you ask
Certificate of insurance
Names your company as certificate holder
House sheet
Your paint colors, hardware and keys, kept for every unit
Landlords
What landlords and managers say
“I keep my paint color and my lock brand on the house sheet. Every unit comes back the same, and I don't have to explain it again.”
Jacklyn R.Landlord of two three-families, Hillside
“When they opened the bathroom wall and found a leak, I had photos and a priced change order before lunch. I approved it from my phone.”
Krzysztof D.Property manager, Cranford
Sample reviews.
Service area
Units across Essex and Union counties
Our yard is on Ferry Street in the Ironbound. Most turns are within a short drive of it, so a crew can be at a unit the morning after the keys change hands.
Essex County
- Newark
- South Orange
- Glen Ridge
- Millburn
Union County
- Hillside
- Roselle
- Roselle Park
- Kenilworth
- Cranford
- Garwood
- Clark
- Mountainside
- Summit
- Fanwood
- Scotch Plains
We don't work in Hudson or Passaic counties or at the shore. For a gut rehab, a roof or an addition we'll point you to a general contractor.
Questions landlords ask first
What counts as a standard turn?
A unit up to about 900 square feet in normal condition: patch, paint, hardware, alarms and a deep clean, with no water damage or structural repair. The turn sheet lists each line and its price.
What if the unit needs more than a turn?
Floors, a re-glazed tub, cabinet doors and new hardware are add-ons, priced on the work order with the days they add. A full rehab isn't our work, and we'll refer you to a general contractor.
What if you find damage behind a wall?
We stop, photograph it and send you a change order with its price before we go on. Nothing is billed that you haven't seen.
Do you work while a tenant is still in the unit?
No. We work in empty units. A walk-through with the tenant present is fine, and the five days start when the keys are yours to hand us.
My building was built before 1978. Does that change anything?
Yes. The EPA's rule on lead paint covers paid repair and paint work in housing built before 1978, rentals included, and we follow it on every unit it covers. Repairs under 6 square feet inside or 20 outside are exempt, but window replacement and demolition never are. New Jersey also has its own lead-inspection rules for older rentals; confirm yours with your inspector.
How do I pay?
Deposit terms are written on the work order as New Jersey rules require. Landlords with several units can be invoiced per unit, with the terms on the work order.
Work order request
Tell us about the unit
Unit type, the date the keys are free and a few photos are enough for a written work order.
Phone(973) 555-0102
Text(973) 555-0102
Hours
- Monday – FridayToday
- 7 a.m. – 5 p.m.
- SaturdayToday
- 8 a.m. – 12 p.m. (key drop-off)
- SundayToday
- Closed