Before day one
What we need from you
Three things make a five-day turn work. Once they're on file, repeat units take one text.
Your house sheet
Paint brand, color code and sheen; lock brand; who gets the report. We write it with you once and reuse it.
Keys and access
Keys, fobs or a lockbox code, and the hours the building lets us in. The work order logs each one.
The date the unit is free
The day the tenant is out and the unit is cleared for work. The five days count from there.
The five days
Who is there and what is protected
Two to four people on site each day, and the same coordinator all week.
- Day 1
Monday
Coordinator and one lead walk the unit
Photos of every room before anything moves
Work order sent by end of day
- Day 2
Tuesday
Paint-and-patch crew of two
Floors and fixtures covered
Dust contained and swept at day's end
- Day 3
Wednesday
Painters in respirators
Windows open, fans on
Outlets and switches masked
- Day 4
Thursday
Floors and fixtures crew
Locks re-keyed, keys counted
Alarms tested and logged
- Day 5
Friday
Cleaners, then the final walk with you or your super
Photo report sent the same day
Keys back in your hand
When it's more
If the unit needs more than a turn
We find water damage
We stop, photograph it and send a priced change order. The return date moves only if you approve the added work.
The tenant left belongings
We wait until you confirm the unit is cleared for work, then add a clean-out line to the work order.
You want a rehab
We'll say so and refer you to a general contractor. We'd rather lose the job than stretch a turn crew past its trade.
About the five days
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.
I have several units a year. Can you keep my specs?
Yes. Your house sheet holds your paint colors, hardware, lock brand and who gets the report. Every unit follows it.
What days do you work?
Turns run Monday to Friday. Saturday mornings are for scheduling and key drop-off.
Book the next turn
Tell us the unit type and the date the keys are free.