A turnover scope of work sets the expectation between you and your maintenance provider—missing details lead to disputes, incomplete work, and angry tenants. Whether you're managing a single duplex or a portfolio of units, knowing what should be included protects your timeline and budget. This guide covers the essential components that professional turnover services should address.
Why a Clear Scope Matters
A vague turnover agreement creates friction. One provider interprets "deep clean" as vacuuming and wiping surfaces; another includes baseboards and inside appliances. By the time you discover the gap, you're delaying move-in and negotiating costs mid-project. A detailed scope prevents these conflicts and ensures you're comparing fair pricing across vendors.
Core Cleaning Requirements
Most turnover scopes include interior cleaning—walls, floors, appliances, bathrooms, and kitchens. Standard residential turnover typically costs $400–$1,200 depending on unit size and local rates, and takes 1–2 days for a 2–3 bedroom apartment.
Clarify exactly what "clean" includes:
- Interior windows and window sills
- Baseboards and trim
- Inside oven, microwave, and refrigerator
- Grout and tile floors
- Carpet shampooing or hardwood refinishing (if applicable)
- Cabinet interiors
- Blinds and light fixtures
- Range hood filters
- Disposal cleaning
Ask whether cleaning covers move-out detritus removal. If the previous tenant left furniture or junk, does your provider haul it away, or is that a separate job costing $150–$400?
Repairs and Maintenance Tasks
Beyond cleaning, turnover work typically includes minor repairs and touch-ups:
- Patching and painting wall holes (typically $30–$80 per wall, depending on damage)
- Repainting entire units if needed ($800–$2,500 for a 2-bedroom)
- Replacing outlet covers and light switch plates
- Caulking gaps around tubs, sinks, and trim
- Fixing or replacing cabinet hardware
- Repairing doors that stick or won't close properly
- Replacing weatherstripping on exterior doors
Major repairs—foundation issues, roof damage, HVAC replacement—fall outside turnover scope and should be handled separately. Your scope should clearly state the dollar threshold where work becomes a capital repair rather than a turnover item (e.g., anything over $500 gets submitted for approval).
Flooring and Surface Treatments
Flooring decisions significantly impact turnaround time and cost. Carpet cleaning runs $100–$300 per unit; full replacement costs $1,500–$4,000 depending on square footage and material. Hardwood refinishing can take several days and cost $800–$2,500.
Include in your scope whether the provider is responsible for:
- Inspecting for stains or damage before proposing replacement vs. cleaning
- Sealing grout on tile floors
- Buffing and waxing hard floors if applicable
- Replacing damaged planks or sections
Outdoor and Exterior Work
Don't overlook exterior turnover tasks. Depending on your property type, include:
- Pressure washing patios, decks, or exterior walls ($150–$500)
- Cleaning exterior door frames and entry areas
- Power washing sidewalks leading to the unit
- Clearing gutters if single-family homes are involved ($100–$300)
- Landscaping cleanup—mulch refresh, overgrown weeds ($200–$600)
Documentation and Quality Control
A professional scope includes how work gets documented. Your provider should supply:
- Before and after photos of each unit
- A checklist signed off by the service provider confirming all tasks are complete
- A timeline outlining when work starts and expected completion date
- Any warranty on their work (reputable providers offer 7–14 days for touch-ups)
Communication Timeline
Specify when and how you'll communicate. Most providers need 24–48 hours' notice before turnover begins and should send daily progress updates for units taking more than one day. Clarify who approves any unanticipated issues discovered during work and who pays for scope additions.
Getting Competitive Pricing
Turnover costs vary significantly by region and property condition. Use platforms like Mercoly to compare and evaluate multiple Rental Maintenance & Turnover Services providers side-by-side, ensuring you're seeing the same scope across all quotes. Request line-item pricing so you know exactly what you're paying for versus bundled rates that hide inconsistencies.
Frequently Asked Questions
Q: Should I include appliance replacement in my standard turnover scope? A: No—major appliances like refrigerators and dishwashers typically fall outside turnover and should be budgeted separately as capital items. Your scope should cover cleaning and testing existing appliances, not replacement.
Q: What's a realistic turnover timeline for a 2-bedroom apartment? A: 1–2 business days for standard cleaning and minor repairs, assuming no major damage or replacement work. Complex turnovers with flooring or significant repainting can take 4–5 days.
Q: Who pays if the provider finds mold or water damage during turnover? A: Your scope should clarify that the provider inspects and reports issues but doesn't remediate environmental hazards—those require specialized contractors and come out of your budget separately.
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