Unit Turnover Checklist: How to Get a Rental Rent-Ready Between Tenants.
Most of the time lost on a turnover isn't spent on the work itself. It goes to waiting: for the keys, for a free day, for a part nobody ordered. A simple, repeatable checklist removes most of that waiting and makes every turn look the same, whoever does it.
The list below fits a typical apartment or single-family rental. Adjust it to your units, but keep the order. Each step makes the next one faster.
1. Before the tenant moves out
The turn starts before the unit is empty. Once you have a move-out date, you can plan the work instead of reacting to it.
- Confirm the move-out date and how you will get access: key return, lockbox code or key pickup.
- Book the turnover crew for the first day after move-out, not "sometime next week."
- If the tenant allows a pre-move-out walk-through, use it to spot larger items early, like a damaged door or a leaking faucet, so parts can be ordered in advance.
- Decide ahead of time what you do in-house and what goes to a vendor: cleaning, carpet, full repainting.
2. The move-out walk-through
Walk every room on move-out day, in the same order each time, and write the list as you go. Take photos of every wall, floor, fixture and appliance. They become your record for the security deposit and your "before" set for the owner.
In California, the itemized statement of deposit deductions is due within 21 days after the tenant moves out (Civil Code §1950.5), so dated photos taken on day one are worth the extra ten minutes.
3. Walls and paint
- Fill nail and anchor holes, patch dents and larger damage, and match the wall texture.
- Touch up scuffs in hallways, around light switches and behind doors, where wear shows first.
- Decide room by room whether a touch-up will blend or whether the wall needs a full coat. Keep a labeled can of each unit's paint color so touch-ups match next time.
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4. Doors, locks and hardware
- Re-key the entry and deadbolt locks. It's the simplest way to make sure old keys no longer work.
- Check that every door latches and closes without rubbing, including closets and the patio door.
- Adjust sagging cabinet doors, tighten loose pulls and reset sliding door and closet tracks.
- Replace broken or bent window blinds.
5. Plumbing and fixtures
- Run every faucet and shower and look under each sink for drips or water stains.
- Flush each toilet and listen for running water afterward.
- Check caulk around tubs, showers and sinks, and replace it where it's cracked or discolored.
- Make sure the garbage disposal and dishwasher drain properly.
6. Electrical and safety
- Replace burned-out bulbs and cracked switch and outlet cover plates.
- Test every light fixture and ceiling fan on every setting.
- Test smoke and carbon monoxide alarms, and check the date on each unit. Replace any that are expired or missing, following your local requirements.
- Leave anything beyond a simple swap, such as new circuits or panel issues, to a licensed electrician.
7. Appliances and cleaning
Check that each appliance works: oven and every burner, range hood, refrigerator temperature, dishwasher, and the washer and dryer if they're included. Then clean. A spotless kitchen and bathroom do more for a showing than almost any repair, so schedule cleaning after the repairs, not before.
8. Final check and photos
Walk the unit one last time with the original list in hand and check off every item. Then take the "after" photos from the same spots as the "before" photos. The owner sees exactly what was done, and you have a clean record of the unit's condition for the next move-out.
Where turns usually lose time
- Keys or lockbox codes that aren't available on move-out day.
- Parts that are only ordered after the walk-through.
- Cleaning scheduled before the repairs, so it has to be done twice.
- Several vendors who each need their own visit and access.
Frequently asked questions
What are the steps of an apartment turnover?
Inspect before move-out, do the move-out walk-through with photos, complete repairs, paint, check plumbing, electrical and appliances, clean, and finish with a final inspection and a new set of photos.
How long does a unit turnover take?
It depends on the scope. A light turn with touch-up paint, cleaning and small repairs moves much faster than one that needs flooring, drywall or appliance replacement. Walking the unit before the tenant leaves lets you order parts and schedule work early.
What counts as normal wear and tear in California?
Faded paint, light scuffs, small nail holes and worn carpet in traffic areas are normal wear and tear, and a California landlord cannot charge the deposit for them. Large holes, broken fixtures, burns and pet damage are damage. California also expects landlords to photograph the unit at move-out and after repairs, so keep dated photos of every turnover.
How much does a unit turnover cost?
It depends on the unit size and condition. Our flat labor rates by unit size, plus add-ons and repair rates, are listed on the Property Managers page.
Managing units in Southern California? WestHills Contracting handles unit turnovers at flat labor rates, with before-and-after photos on every invoice. Send us a work order or call 951-587-7633.
