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Monday – Friday: 7 a.m. – 5 p.m.Replies by the next business dayHome Improvement Contractor · NJ HIC reg. # 000000VerifyLead-Safe Certified Firm (Renovation, Repair and Painting) · US Cert. # 000000VerifyGeneral liability and workers' compensation · Certificate of insurance sent on request
2 more licenses
  • Home Improvement Contractor · NJ HIC reg. # 000000Verify
  • Lead-Safe Certified Firm (Renovation, Repair and Painting) · US Cert. # 000000Verify
  • General liability and workers' compensation · Certificate of insurance sent on request
(973) 555-0102
Boatwright Unit TurnsNewark, New Jersey
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The standard turn

Patch, paint, clean, hand the keys back

The package most turns need, in five working days, priced by unit type on the turn sheet.

Included

  • A written work order on day one

  • Nail holes, dings and trim gaps patched and primed

  • Two coats on walls, ceilings and trim

  • Locks re-keyed and door hardware checked

  • Smoke and CO alarms tested, filters and bulbs replaced

  • Deep clean and one truckload of trash-out

  • The photo report and the keys on day five

Get a turn sheetSee how it's priced
An empty open-plan unit with a kitchen, living area and wood-look flooring

What changes the price

Three things that move the number

  • Size of the unit

    Studios through three-bedrooms each have a column on the turn sheet. The price follows the painted surface.

  • What the last tenant left

    Heavy smoke, pet damage or marker on the walls adds prep. We photograph it on day one and price it on the work order.

  • What you add

    Floors, a re-glazed tub or new hardware are priced as add-ons, and the work order adds their days to the schedule.

Rules

Permits, inspections and lead

A standard turn is cosmetic, so it usually needs no permit. Work that touches wiring, plumbing or structure does, and the work order says who pulls it.

Many New Jersey towns inspect a rental when the tenant changes, and the rules differ by town. Tell us your inspection date and we schedule the five days to end before it.

If the building went up before 1978, the EPA's rule on lead paint covers paid repair and paint work, rentals included. 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.

Examples

Sample work, with the scope in each caption

An empty room with grey walls, white trim and wood-look flooring
Studio living area: walls, ceiling and trim in the house color
An empty room with grey walls and a ceiling light
One-bedroom bedroom: patched, primed and painted
An empty room with grey walls and a baseboard heater
Two-bedroom: baseboard heater cleaned and trim repainted

Sample photos.

Questions about this job

What counts as a standard turn?

A unit up to about 900 square feet in normal condition: paint, patch, hardware, alarms and clean, with no water damage or structural repair. The turn sheet shows the line items.

Can the five days slip?

Yes, if the unit needs more than the work order said. The day we find it, you get photos, a priced change order and a new return date.

Can you start before the tenant is out?

No. We work in empty units. A walk-through with the tenant present is fine, and the clock starts when the keys are yours to hand us.

Send us the unit

Unit type, the date the keys are free and a few photos are enough for a written work order.

Get a turn sheetCall (973) 555-0102