I have one maintenance person for 2 properties. One is 95 units and the other 76, both with garages that have to be maintained as well as a pool.
I speak with him every morning, about what is going on, update on open work orders, as well as future move in's or move out's. This man does it all. Washer, dryers, snow removal, heating and air.
If you have a great maintenance partner, this makes it so much easier. Communication is key, and you as a Manager have to be the leader. Prior to a resident moving out, we talk about the unit and what we know will need to be done. He creates what we call a grocery list of what we will need and what to be done. He know how long he will need to spend in that unit.
Work orders are always a priority, as high renewal rate is of utmost importance as our properties were built in the 70's and as they age, you have more things go wrong. Just remember that something that doesn't work is not a big deal to us, it is to the resident.
My guy has been working with me for 18 years. We have it down.

Im not an employee in the apartment industry but am doing research on my own to figure out what my options are and what steps I need
to take in order to get something done in my apartment.
2 weeks ago today during a rainstorm my kitchen ceiling began to leak in 3 areas, it had not leaked any prior to this, placed trash cans ect to catch the leaks and call my apartment office the next morning since it was after hours. It rained off and on that evening and about 3 to 4 hours after the leaks started approx 1/2 of my kitchen ceiling fell down. I live on the 2nd floor of a 4 unit apartment 2 story building in a rather large Dallas, TX complex. After the ceiling collapsed there was of course debris was a mess and there was wet insulation hanging from areas where it collapsed lapsed. My light fixture in the kitchen wasn't directly affected but is right next to collapsed area and does not work now. The stove is gas and is under the collapse and there is standing water inside, not to mention there was a small hole about 2 inches wide that was open to outside. I called the office and used the option to leave message for an urgent maintenance issue and this was about midnight. No response, the next morning I was at the office when they opened and talked to apartment employee and showed her pic and she said she'd send maintence right over. No one came and that was Saturday so we cleaned the debris we could and I called and left another message also with no response. On Monday I called again and left message, sometimes they answer, but usually not. I put in urgent request online too with pics and got an message back that was automated with a work order numb. Rained again water flooded in and dining room started leaking, the next day collapsed too, about half the ceiling. Left another urgent message and no response except automated. Finally received message that acroofing company coming to repair but didn't say when or approx when and it took another week and supposedly they fixed roof but before they did my boyfriend had to go and find maintenance on the property and himself and try n find something out. My ceiling in both kitchen and dining rooms is still open and still wet insulation is hanging down and I have no idea when it will be fixed because they just seem to not care. Should I contact the company that owns my apartments or keep trying to deal with the office??

It really depends on the units. If they were in need of just cleaning or was it more. 5 units, 5 days I'm thinking it had to be very minimum

I think 48 hours is great.

As previously mentioned I would stagger their schedules out 7:30 am - 4:30 pm, Especially if office opens at 8am.

I have always scheduled one tech to come in 30 minutes prior to office opening to prepare front market window etc for that 1 early walk in, thats waiting at the door at 8am.

Other techs start at 8:30am and other tech at 9:30 am. I also find that when I have been at a property that does everything in house. Maintenance techs like to work along side each other. The intent is to finish faster with two people.

However, often times they slow each other down as they are socializing as well. When items are missed no one can be held accountable. I usualy stagger lunches and have them work independantly so they are accountable for their work. Also, I tend to have all the staff stagger lunches as the office should not be closed during business hours if you have a team of more then 1, as well as maintenance, in an instance where there might be an emergency.

We also have a turn checklist for each unit, where maintenace checks off and signs it. These are turned in to supervisor, where final walk takes place and a punchlsit is done if needed. Turn checklist eventually makes its way to office staff and gets implemented in residents file.

First thing in the morning we go over notice and rentals from previous days and what work orders are still pending and new work orders.

Turns and work orders get split between techs dependent on each tech skills and strengths.

We use a "make ready board" on an excel spreadsheet with all items and we are all aware what is happening in a turn unit on what day, wether its getting painted, cleaned resurfaced etc.

Its their responsiblity to handle their work order within a 24 hour time frame, or at least reach out to resident and let them know if the 24 hour time frame cannot be kept. However work orders should be done no later then 48 hours.

Technicians are responsible to adhere to turn schedule as make ready date is based off of this schedule and staff is offering the unit for move in per the make ready board.

Regarding scheduling of turns, scheduling of techs or delays in turns, grounds and work orders due to lacking materials or supplies, holding technicians accountable to adhere turn scheudle and work orders as well as quality, these itmes are all the Maintenece Supervisors responsibilities.

I hope this helps.

You are correct, standard is usually a 5 day turn.(depending on management co.) Usually its as follows, depending on whats needed Carpet Replacement etc. The day of installs of things may very slightly.
Day 0 Move Out Date-Pictures taken, inspection and charges filled out
Day 1 for repairs/maintenance maybe 2 days depending on condition.
Day 2 for touch up paint (in house)--Full paint we vendor out.
Day 3 Resurfacing of tub, shower enclosure, kitchen (if needed) we also vendor this out
Day 4 Unit Clean
Day 5 Carpet Shampoo (Early Morning) - Final walk/ punch list if possible
Day 6-7 Complete punch list if needed - Move In

Please keep in mind we do not always resurface tubs, and kitchen counter as we have quartz in most, which will free up a day in the turn that you can utilize to add to maintenance and repairs depending on what is needed or to occupy unit faster.

We do not have maintenance on the weekend so if any of this falls with a weeknd then dates are adjusted to reflect that.

If you are the only one onsite and all of those units moved out at the same time. Make ready dates should have been scattered a couple days apart.

Depending on the condition of units and budget, as a manager, I would have had you do 2-3 in house and vendor the other ones out, or called in a temp. to help with grounds/works orders and lend you hand with turns when he finishes those items.

Depending on your property size, which sounds about 100 or less, I also stager my lease expirations at time of rental to try to prevent the possibility of to much turn over in 1 month.

Also, as a maintenance tech/supervisor, you should be aware of units on notice as soon as they go on notice, this way you can do pre-move out inspections prior to move out and determine which ones can be fast turns and which ones should be vendored out.

The schedule regarding make ready date should be determined or estimated at this time to put on the turn board,(I use an excel spreadsheet) this way this lets office staff know the date of availability and there is no confusion. This is to prevent them from scheduling a move in too early, you trying to get it done, with little opportunity for final walks and final punchlists.

Which may affect turn quality at move in, upset resident, possible rent credits, and may have you going back in after move in to rectify any issues they may or may not had.

Hope this helps! Good Luck