What Happens at a Turnover
A turnover occurs whenever a tenant moves out of your rental property. Whether at the end of their lease or during a month-to-month tenancy, the tenant is required to give 30 days notice. At that point our owner team will reach out to you, the owner, to discuss your options and next steps.
After a tenant vacates the property, the following will occur:
1. KEY RETURN
Tenant turns in all keys, garage remotes, and fobs associated with the home.
2. HOME INSPECTION
Your Owner Relations Coordinator will send out our inspector to complete the move out report. This is typically done the day after the tenant vacates. The inspector will thoroughly inspect the home, take pictures, and write up a written report of everything they see (tenant damage or not).
3. INSPECTION REPORT EVALUATION
Once your Owner Relations Coordinator receives the inspection report, they will compare it to the inspection report that was completed before the tenant moved in.
4. WORK ORDERS
Your Owner Relations Coordinator will work with our vendor department to send out the appropriate work orders. Whether it is flooring, painting, maintenance, yard work, or cleaning, they will determine what needs to be done and will communicate with you. From there they will calculate what should be charged to the tenant (based on the inspection reports), and what will be the responsibility of the owner.
As the owner, you can expect to be responsible for changing the locks, addressing normal wear and tear items, and replacing any smoke alarm or CO2 batteries if needed. An average turnover will cost the owner $250-$300. We work with our vendors and in-house maintenance team to have turnover work orders completed within a week of being sent out.
5. TURNOVER INVOICES
Our team will collect all the invoices from the turnover work and charge accordingly to the tenant security deposit or your owner account. On that statement, you will see the whole amount for all invoices go through your owner account. You will also see the security deposit minus the tenant’s repair/cleaning responsibility going out of the account. To get a feel for what this looks like, check out this turnover owner statement example.
6. RE-MARKET THE PROPERTY
If you are continuing to rent out your property, we will put it back on the market as soon as possible. If any major changes have occurred or it has been several years since the last photos were taken, we will send our photographer out to get new photos and a new video tour.
Our owner team will discuss the state of the market with you and make a suggestion for the best price for that time of year. This is also a great time to update any special terms (lease length, pet policy, etc.).
Our Owner and Vendor departments have turnovers down to a science. On average the process can take one to two weeks. If your home is in good shape, we can market it almost immediately after the tenant moves out. If new carpets or fresh paint is needed, the process can take up to 3 weeks so we can collect bids and work with vendor schedules. We always aim for two weeks or less.