What you’ll get from this guide
- Turnover (make-ready) work is painting, drywall patching and minor repairs done between a tenant moving out and the next one moving in.
- The property manager or maintenance supervisor usually picks the vendor; a regional or asset manager may set the approved vendor list.
- Managers value speed, consistency and clean paperwork over the lowest bid, and pricing is usually set per unit type, per room, per square foot or per item.
- Get set up as a vendor first (insurance certificate, W-9, any required license), do one trial unit well, then make yourself easy to call again.
Every apartment community has units turning over all year. Each vacant unit needs the walls freshened, nail holes and dings patched, and a list of small fixes handled before the next resident gets the keys. A vacant unit earns no rent, so property managers want that work done quickly and right the first time.
For a small painting or handyman company, that makes turnover work one of the most predictable sources of repeat jobs in residential service. You aren't selling a one-time project to a homeowner. You're becoming part of a property's routine. This guide covers who makes the call, what makes make-ready work different, how pricing is usually structured, what paperwork you'll need and how to become the default vendor.
Who Decides Who Gets the Work
Property manager (community manager)
Runs the property day to day, tracks vacancies and move-in dates, and usually approves vendors and invoices. This is often your first real conversation.
Maintenance supervisor
Walks the units, decides what gets handled in-house and what goes to outside vendors, and checks your work. Many managers won't add a vendor the supervisor doesn't trust, so earn this person's respect early.
Regional or asset manager
At larger management companies, a regional manager or the owner's asset manager may control the approved vendor list, set paint standards across properties or require bids above a certain size. You may not meet them at first, but your paperwork has to satisfy their rules.
Small, owner-managed buildings often have one person in all three roles. At a larger management company, being approved at one property can open the door to its sister properties.
Why Turnover Work Is Different
- Speed matters most. The gap between move-out and move-in is short and fixed. Showing up when you said you would, and finishing on schedule, matters more than anything else you do.
- Repeatable unit types. A property usually has a handful of floor plans. Once you've done each one, you know the wall area, the trouble spots and how long it takes, which makes your pricing and scheduling much easier.
- Standard paint specs per property. Most properties use one wall color, one trim color and a set sheen for walls, trim and wet areas. Write the spec down for each property and stock it so touch-ups match.
- Punch lists. The maintenance supervisor's walk-through produces a list: patch these holes, re-caulk the tub, replace a cover plate, fix a sticking door. Handling the whole list, not just the painting, makes you more useful.
- Scheduling around other trades. Cleaners, carpet or flooring crews and appliance techs work the same unit. Paint and patch usually go before flooring and the final clean, so confirm the order with the supervisor and keep to your slot.
- Occupied buildings. You're working next to residents. Keep hallways clear, protect floors and common areas, and leave the unit and the dumpster area clean.
How Turnover Pricing Is Usually Structured
| Structure | How it works | When managers prefer it |
|---|---|---|
| Per unit type | One flat price for each floor plan (studio, one-bedroom, two-bedroom and so on) covering a standard repaint and normal patching. | Properties with consistent floor plans and steady volume. Easy to budget and approve without a new quote each time. |
| Per room | A set price per bedroom, bathroom, kitchen or living area, so a manager can order a partial repaint. | Units that only need some rooms painted, or properties that touch up between tenants and fully repaint less often. |
| Per square foot | Price based on wall or floor area, sometimes with a separate rate for ceilings or trim. | Buildings with irregular layouts, larger units or managers who want to compare bids on the same measurement. |
| Per item | A line-item menu for punch-list work: patching a hole, replacing a door stop, re-caulking, swapping a fixture. | Punch-list and repair work alongside paint, and managers who want to approve each item before it's done. |
Many vendors combine structures, such as a per-unit-type repaint price plus a per-item menu for repairs. Agree on what counts as normal wear versus extra work (heavy damage, stain blocking, color changes) before the first job. To build your own numbers, use the <a href='/en/calculators/painting-price-calculator'>painting price calculator</a> and the <a href='/en/calculators/drywall-price-calculator'>drywall price calculator</a>.
Got your price?
LeadDuo Invoice turns it into a quote or invoice in minutes. ServiceHub automates the bookings, reminders, and follow-ups around it.
Vendor Requirements to Have Ready
- Certificate of insurance. Expect to provide general liability coverage, and workers' compensation if you have employees. Many management companies ask to be named as an additional insured on your certificate. Your insurance agent can issue these quickly once you know the management company's exact legal name.
- W-9. The property needs your W-9 to pay you and handle year-end tax forms. Have a signed copy ready to send.
- Licensing where required. Contractor and handyman licensing rules vary by state and city, and some limit the size or type of work an unlicensed handyman can do. Check your local rules and keep any license current.
- Lead-safe practices for older buildings. The federal EPA Renovation, Repair and Painting (RRP) rule applies to paid work that disturbs painted surfaces in housing built before 1978. Firms doing that work need EPA (or authorized state) certification, a certified renovator assigned to the job and lead-safe work practices. Sanding, scraping and cutting into drywall in those units all count, so ask the manager about the building's age.
- Vendor onboarding. Some management companies use a vendor portal or a third-party compliance service that collects documents and checks them on a schedule. Fill it out completely and keep your documents current so your account doesn't get paused.
6 Steps to Becoming a Turnover Vendor
Build your target list
List the apartment communities and management companies in the area you can reach reliably. Note who manages each property, roughly how many units it has and how old it is (which tells you if RRP applies).
Make first contact
Call or stop by the leasing office and ask who handles vendors for paint and make-ready. Leave a short one-page summary: what you do (paint, patch, punch lists), your service area, your insurance and how fast you respond. Follow up by email with the same information.
Get set up as a vendor
When they show interest, send your certificate of insurance, W-9 and any license right away. Complete any vendor portal. Ask for the property's paint spec and how they prefer to receive invoices.
Nail the trial unit
Most managers start a new vendor with one unit. Walk it with the maintenance supervisor, confirm the scope and the move-in date, and treat it as your audition. Finish on time, match the spec and leave it clean.
Turn units fast, with photos and a punch list
Take before and after photos of each room and any damage you found. Hand back a completed punch list and note anything outside your scope. Send a clear invoice that references the unit number, so it's easy to approve.
Become the default call
Be reachable, give honest timelines and say so early if a date is at risk. Keep the property's paint and common parts in stock. Once you're reliable at one property, ask the manager whether sister properties need a make-ready vendor.
Build Your Target List
Start with apartment communities close enough that you can reach them on short notice. Map search, local apartment association directories and the signs on buildings you already drive past will show you the communities and the management companies behind them. Group properties by management company, since one good relationship can lead to several properties.
For each one, note the property name, the manager's name if you can find it, the approximate unit count, the year built and the best way to contact the office. Older buildings mean RRP paperwork; newer ones mean simpler prep.
If you'd rather not build the list by hand, LeadDuo Prospect builds a researched list of local commercial buyers, including property managers, with a drafted first message for each one that you can review and edit before sending.
When the work starts, quote and bill from consistent line items. The painting invoice generator and the handyman invoice generator make it easy to send clear invoices with unit numbers and punch-list items.
Frequently Asked Questions
What is apartment make-ready work?▼
Who should I contact at an apartment community?▼
How do property managers usually pay for turnover painting?▼
Do I need EPA RRP certification for apartment turnovers?▼
What insurance do property managers require from vendors?▼
How do I get more units after the first one?▼
Keep Reading
Find property managers near you with LeadDuo Prospect.
Work out your repaint prices with the painting price calculator.
Price patch and repair work with the drywall price calculator.
Bill each unit with the painting invoice generator or the handyman invoice generator.
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