Topic: Property Managers, what is your protocol for unit turns?

Beth Hallemann's Avatar Topic Author
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Property Managers, what is your protocol for unit turns? Example: painting, carpet cleaning, cleaning, etc. And, how long do you allow for the turn time?
Posted 5 days 20 hours ago
Rebekah Ellen Ferney's Avatar
Rebekah Ellen Ferney
Last job was 5 business days
Posted 5 days 19 hours ago
Mark Tanguay's Avatar
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This is one of my biggest complaints. There are studios, and there are 3br units, and everything in between. There are new features and older features that take more time to repair. 2 bathrooms take twice as long as one bathroom. Washers and dryers are two more appliances. There are full paints, touch up, and no paint at all. There are immaculate units and trashholes. There are apartments that look great and one little issue could lead to a major project. There is no "allowing for turn time". Each unit in each building is different and has different timelines.
With that said, I walk it making note of anything unusual , time consuming, or expensive, as well as any items that need upgrading, then housekeeping does their initial cleaning, then paint, then maintenance does their thing, then carpet, then housekeeping does the final wipe down. Then I walk it and ensure it's perfect.
Posted 5 days 19 hours ago
eric rivera's Avatar
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I agree. All things being equal you can set time frames, but all are not equal!! So it takes what it takes!!
Posted 5 days 19 hours ago
OG Micaela Pate's Avatar
OG Micaela Pate
We walk at ntv to line out turn items to order ahead. Schedule prior to move. Our company is 5 days but some times 10 depending on how long they lived there. My site is 1975 so sometimes takes a little longer
Posted 5 days 19 hours ago
Beth Hallemann's Avatar
Beth Hallemann
Great feedback! Would you say all units get a carpet clean?
Posted 5 days 19 hours ago
Mark Tanguay's Avatar
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100%. If the outgoing resident can't provide a receipt that they had it professionally cleaned, than we have a vendor come in and clean it, even if it looks perfect. I guarantee to all move-ins that the carpets have been professionally cleaned and I have the documentation to prove it.
Posted 5 days 19 hours ago
Heather Fleeger's Avatar
Heather Fleeger
hey Beth! Yes I agree that the tenant can provide receipt of a PROFESSIONAL carpet clean and if not, charged back to tenant or taken out of deposit. But these terms need to be stated in the lease!
Posted 5 days 19 hours ago
Tonya Burton-Clark's Avatar
Tonya Burton-Clark
First thing we do is have pest control come out do bed bug other pest inspection give us all clear. Then maintenance, cleaner last carpet cleaning or replacement. Normal turn 7 days
Posted 5 days 19 hours ago
Jim Collins's Avatar
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You all will think I have lost it but here it is! Most companies say they turn on average of 5 days. In reality it's nearly 27 days on average! How do I know? I had our on site management software company pull average turn time for 50k units. And that was the answer. No good vs bad, no studio vs three bedroom. None of that....all in...50,000 units. 27 days! I have been involved in many portfolio transitions, and guess what? 22-27 days!
Posted 5 days 18 hours ago
Brandon Payton's Avatar
Brandon Payton
When you have one maintenance tech and 6-8 move outs a month, this makes sense. 5 days is insane and not quality.
Posted 5 days 18 hours ago
John Beale's Avatar
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Turn days was largely based on a section 8 standard of 10 days to turn a unit. You can bill HUD for up to 10 days of vacancy to turn a unit.
The fact is, it takes much less actual work to turn a unit. Most of the delay is waiting for parts or labor.
Turn days was largely based on a section 8 standard of 10 days to turn a unit. You can bill HUD for up to 10 days of vacancy to turn a unit.
The fact is, it takes much less actual work to turn a unit. Most of the delay is waiting for parts or labor.
I see a lot of great approaches on this post.
Posted 5 days 18 hours ago
Greg Harrington's Avatar
Greg Harrington
Out of curiosity, how much time is spent on-site coordinating the companies arriving to work on these turns? I work in smarthome and just wondering if not needing to be on-site for access would matter. Thanks.
Posted 5 days 18 hours ago
Bryan Lowery's Avatar
Bryan Lowery
Of course the goal for the majority of companies is usually 5 business days, but there are always exceptions that need to be taken into account. It is best to inspect the unit once you receive the NTV if it is not a skip. This will help you more accurately project the turn time for each unit. Then my community, for example, has 1-4 bedroom apartments. The goal is to paint the unit in one day, punch the apartment the next day, then flooring cleaned or replaced, and then fully cleaned followed by the final inspection. This can’t always be achieved if the resident occupied the unit for decades or if there is a color change needed on a 4 bedroom apartment. Just a couple examples to take into consideration for each turn.
Posted 5 days 18 hours ago
Michelle Cornelison-Cruz's Avatar
Michelle Cornelison-Cruz
7 days for a normal turn and 15 days for upgrades
Posted 5 days 18 hours ago
Jennifer Mckinnis's Avatar
Jennifer Mckinnis
2 weeks normally however I just had some one moved out and they where in the unit for 13 years so of course I was expecting the worst of it but I will be able to turn it in 2 weeks.
Posted 5 days 18 hours ago
Donje Putnam's Avatar
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Prep (take everything down, put the lights in the dishwasher) - Paint - Maintenance - Cleaning -Carpet.
5 business days for most turns, but we contracted out paint so sometimes had to wait on the contractor to schedule us in, so it usually ended up being about 7 business days. However, you can't do them all at once if you have one team, so they sit until the ones in front of them are completed and move outs seem to bulk up at the end of the month. So if you are talking move out to move in, then that's more like 20-27 days for those that move out the first of the month, but faster end of month.
Posted 4 days 21 hours ago