Turnover Services
Fast, Professional Tenant Turnover
Every day your property sits vacant costs you money. Our turnover process runs repair coordination, cleaning, photography, and re-marketing concurrently — getting you back on market in days, not weeks.
Why Speed Matters
The real cost of a slow turnover
Tenant turnover is the #1 preventable income loss for rental property owners. A disorganized turnover — waiting on contractors, slow cleaning, delayed photography — can cost you 3–6 weeks of rent.
Relevé average
days from move-out
to new tenant signed
Full Turnover Service
Everything from move-out to next tenant
All six components run simultaneously — no sequential waiting.
Move-out inspection
Thorough photo-documented inspection within 3 business days of tenant departure. Condition compared against move-in report — protecting your deposit claim rights.
Damage assessment & deposit reconciliation
We prepare the itemized deposit accounting statement per Florida law, documenting all deductions with cost estimates and photos.
Repair coordination
Our licensed vendor network handles all necessary repairs — painting, flooring, fixtures, appliances — at preferred pricing with fast turnaround.
Professional deep cleaning
Hotel-standard make-ready cleaning covers every surface, including appliances, windows, fixtures, and carpets. Property is guest-ready before photography.
Professional photography
High-quality listing photos taken immediately after make-ready — so your listing goes live looking its best and attracts serious applicants fast.
Re-marketing & tenant placement
Listing goes live on all major platforms the day photography is complete. Our screening process places a qualified replacement tenant — typically within 2–3 weeks.
The Process
Move-out to back on market in 4 steps
Notice received
Tenant gives move-out notice. We schedule the move-out inspection and begin coordinating vendors.
Move-out inspection
Within 3 days of departure, we document the full property condition with photos and prepare the deposit reconciliation.
Make-ready
Repairs and cleaning completed concurrently to minimize time off market. We coordinate all vendors and confirm completion.
Back on market
Photography done, listing live, tenant screening underway — aiming to have a qualified applicant within 14 days.
Florida Law
Deposit handling done right
Florida Statute 83.49 governs security deposit handling — including strict deadlines for returning deposits or providing itemized deductions. Mistakes here can result in losing your right to keep any deposit, regardless of actual damage.
FAQs
Turnover questions answered
How fast is your typical turnover?
Most properties are make-ready within 5–10 days of tenant departure depending on the scope of repairs needed. We coordinate all vendors simultaneously to minimize time off market.
Can I use my own contractors?
Yes. If you have preferred vendors, we can coordinate with them. We recommend our network for speed and preferred pricing, but the choice is yours.
Who pays for turnover costs?
Tenant damage repairs are charged against the security deposit (to the extent legally permissible). Normal wear and tear is the owner's responsibility. We clearly distinguish the two in our move-out report.
What if the tenant left the property in very poor condition?
We photograph everything, document all damage, and pursue the deposit recovery process per Florida Statute 83. If costs exceed the deposit, we advise on the next steps.
Is turnover service available for self-managed properties?
Yes — turnover is available as a standalone service even if we don't manage your property day-to-day. See our À La Carte services for details.
Do you handle utility transfers during turnover?
We provide guidance on utility transition and can coordinate with your utility providers to ensure there's no gap in service coverage during the vacant period.
Ready to get started?
Free consultation, no obligation. We respond same day.
Or call 813-995-7670