Landlord refurbishment services: what an apartment turnover should include
What landlord refurbishment means
Landlords and contractors use several names for this work: refurbishment, apartment turnover, make-ready, unit rehab or rent-ready work. All of them describe returning a vacant unit to a condition you can lease, and they can mean very different amounts of work. Agreeing on the scope in writing matters more than the name.
| Level | Typical scope | When it fits |
|---|---|---|
| Turnover | Paint, repairs, cleaning, punch list, and replacement of worn parts such as blinds and toilet seats | The unit is sound and the previous tenancy was short or uneventful |
| Refurbishment | Turnover work, plus new flooring, fixtures, cabinet hardware, lighting or counters in standard, durable finishes | The unit looks dated or needs repeated repairs, and you want to reduce upkeep |
| Full renovation | Kitchen or bath replacement, changes to plumbing or electrical, or layout changes, usually under permits | A long tenancy has ended, or you are preparing for a sale or refinance |
How to shorten vacancy
- Inspect the unit on move-out day, with photographs, and make one punch list.
- Choose the scope immediately, since most delay comes from decisions and parts rather than from the work itself.
- Schedule painting, repairs and cleaning back to back, so that no trade waits on another.
- Order standard parts in advance. Using the same finishes and fixtures across units makes this much easier.
- Give the contractor a date when the unit must be ready, and confirm access for each trade.
Interactive tool
Rental turnover scope builder
Enter the building and the items to include. The result is a turnover scope list, with the lead paint work New York City requires where the building is covered.
Result
Enter the year built to see whether the lead paint turnover work applies.
Turnover planning
- Inspect the unit on move-out day
- Prepare one punch list for the unit
- Schedule painting, repairs and cleaning back to back
- Order standard parts in advance
Scope items
- Paint: one wall color and finish for every unit
- Fix small leaks and caulk before they damage ceilings
- A bathroom exhaust fan that vents properly, to prevent mold complaints
This is a screening estimate, not a design or code determination. A licensed professional confirms every figure for your property.
The results are added to the description on the estimate form, where you can edit them before sending.
From our projects
When a landlord is in a rush, we have turned a unit around in as little as four hours. That only works when everything is coordinated ahead of time.
What saves money over several turnovers is designing for quick replacement. Blinds, toilet seats and similar parts should be things you can swap in minutes. We also advise holding off on paint until right before the new tenant moves in, since tenants sometimes have their own requests.
Rules to check before work begins
- Lead paint: turnover work in older housing carries specific lead paint requirements. As an EPA RRP certified firm, we use lead-safe work practices whenever a turnover disturbs paint in housing built before 1978.
- Rent-stabilized units: improvements and rent increases have their own rules. Confirm them with your attorney or management advisor before work begins.
- Permits: painting and like-for-like repairs often need no permit, while plumbing, electrical and layout work may. Our guide to NYC renovation permits describes how to tell.
- Open violations: clear them during the vacancy (opens an external site), when access is easiest.
- Co-ops and condominiums: the building's alteration agreement can limit the scope and working hours.
What to ask when comparing contractors
- Is the price per unit, and is the scope written room by room?
- Which trades are included, and who holds the licenses for electrical and plumbing work?
- What is the expected schedule from access to rent-ready, and who coordinates it?
- What is the lead-safe certification, if the building was built before 1978?
- What happens when hidden damage is found, and how are changes priced?
Our guide to comparing contractor estimates covers how to put written estimates on the same basis.
In short
Landlord refurbishment returns a vacant apartment to rentable condition and can upgrade it for the next lease. A turnover covers paint, repairs, cleaning and the punch list; a refurbishment adds finishes and fixtures; a full renovation can change layouts and usually needs permits. Decide the scope on move-out day, schedule the trades back to back and check lead paint, rent-stabilization and permit rules before work begins.
Frequently asked questions
What is the difference between a turnover and a refurbishment?
A turnover returns the unit to rentable condition with paint, repairs and cleaning. A refurbishment also replaces finishes or fixtures. The names vary between contractors, so compare the written scope.
How long does an apartment turnover take?
A paint-and-repair turnover often takes a few days, and floors, kitchens or baths take longer. Each estimate includes an expected schedule.
Do you handle more than one unit?
Yes. Using a standard scope across units makes pricing and scheduling more predictable. Send the unit count and your next turnover dates.
Sources
2 sources
- Clear Violations (opens an external site)NYC Department of Housing Preservation and Development
- Lead-Based Paint (opens an external site)NYC Department of Housing Preservation and Development
This guide reflects our experience and our interpretation of the rules as of the date it was published or last updated. Regulations, codes, incentives and the way agencies enforce them change often, and our interpretation may be incomplete or wrong. It is general information, not legal, engineering, tax or financial advice. Consult the relevant agency and a licensed professional before you plan, purchase or begin any work. Reading this guide does not make you our client and does not create any contractor, consulting or advisory relationship. Outstanding Construction Inc is not liable for any loss arising from the use of or reliance on this content, and is responsible only for work performed under a written contract signed with us.