From vacant to lease-ready
We manage the turn. You run the community. One accountable partner scopes the unit, runs every trade back to back and hands it back ready to show.
- Paint
- Clean
- Lease-ready
Every vacant day is lost rent
A typical turn takes two to three weeks, but only a few days of that is actual work. The rest is waiting for a scope, a vendor date or a part.
days for a typical apartment turn
days of actual work inside that turn
rent lost for each idle day, per unit
What is a vacant day worth to you?
Enter your own numbers to see the rent at stake each year.
An estimate, not a quote. It assumes each unit leases as soon as it's ready and leaves out concessions and leasing time.
We manage the turn. You run the community.
Every turn becomes a project on an already busy site team's desk. Hand it to one accountable turn partner instead.
Without a turn partner
- Vendor coordinationCalls, access, materials and trade sequencing.
- Ready-date uncertaintyOne delayed trade holds up the next.
- Budget surprisesScope changes and invoices that need reconciling.
- Time away from the communityTurn follow-up competes with residents and leasing.
APTurns takes on the work
- Condition review and scopeOne walk sets the work, budget and ready date. Parts are ordered that day.
- Trade scheduling and coordinationIn-house crews for most work, approved partners on firm dates.
- Execution and quality checksChecked against your property standards before handoff.
- Documented completionPhotos, sign-off and a cost record for every unit.
You approve the budget, any material changes and your property standards. We do the rest.
How a turn runs
A clear path to rent-ready. One complete walk decides everything, then the trades run back to back with no dead days in between.
Scope and approve
We document the condition, the work, the budget and the target ready date, then order parts once you approve.
Schedule and execute
We assign the lead, sequence paint and cleaning back to back, and clear any blockers.
Inspect and resolve
We check the unit against your standards, close every punch item and capture completion photos.
Handoff and close
Keys go back to leasing with the completion record, and costs are reconciled against the budget.
Every unit gets a lease-ready date at the first walk, and we hold to it.
A recognizable crew and a clear point of responsibility
Turn coordinator
Your one contact for scheduling, progress and exceptions.
Field quality lead
Checks the work against your standards before handoff.
Technicians and trade partners
Our core technicians, backed by approved partners for specialty trades.
One call covers the whole turn
We agree up front on what every turn includes, so there are no surprises when the unit is done.
Paint and spackle
Full repaint or touch-up, patch and prime. Fast-drying products so most units paint in a day.
Carpet cleaning
Hot-water extraction and spot treatment, so carpets look fresh for showings.
Deep cleaning
A full make-ready clean, then a final clean before showings.
Final inspection
Every unit checked against your property standards, with completion photos.
Preventive package
Small fixes on every turn that cut your maintenance calls later.
- Door stoppers
- Drain stoppers
- Re-caulked tubs, sinks and windows
Ready means documented
Every turn closes with proof that the work is done and the costs are settled.
- Completed scope
- Inspection against your standards
- Completion photos
- Cost reconciliation
The finishing touch
- Turn Complete tagUnit, date and inspector on the door after the final walk.
- Cleaned and readyBathrooms banded so prospects see it at a glance.
- For your new residentOptional welcome-home, appliance-care and "Prepared for your arrival" cards.
Connected to the systems you already use
We integrate with your property management system, so turns are planned from your data and you see every step without chasing anyone.
Move-outs, anticipated
Notices flow in from your system, so crews and materials are lined up before keys come back.
Photos, documented and shared
Before, during and after photos for every unit, filed to the unit record and shared with your team.
Approvals, flagged right away
Any change to scope or budget goes straight to the approver you name, ready to approve from a phone.
Completion, confirmed
You're alerted the moment a turn is complete, with the completion record and keys ready for leasing.
What you can count on
A written scope and lease-ready date on the day keys come back.
A turn coordinator for every unit, reachable every day.
Progress updates with before-and-after photos.
Scope, ready date, budget against forecast, invoices, purchase orders and completion photos.
A fixed price for the agreed scope. Any exception goes to the approver you name before work starts.
Inspections booked at the first walk for pre-1978 units.
Your turns are guaranteed on the busiest days of the year
Move-outs don't arrive evenly. They pile up in the summer and around the 1st of every month, which is exactly when most vendors are booked solid. An annual portfolio order reserves our crews for your units before the rush.
- Guaranteed turns from May through August, when demand peaks
- Guaranteed crews in the days around the 1st, when most keys come back
- Crew time planned around your expected move-outs
- One turn coordinator across your whole portfolio
of yearly turns land in May through August
of keys come back between the 28th and the 3rd
Try us on a few units
See the results in your own buildings before you commit to more.
- Agree on the basicsUnits, scope, targets and terms, in writing.
- We turn the unitsYour units, in your buildings, on our turn schedule.
- Review the results togetherTurn time, cost per turn and first-walk quality, against your baseline.
- Decide what's nextAdd more units, adjust the scope or stop.
Counties we serve
- Hudson
- Essex
- Bergen
- Middlesex
- Union
- Passaic
- Morris
- Somerset
- Monmouth
Book a turn
Tell us about your units and move-out dates, or ask about an annual portfolio order. We'll lock in your turns and set a lease-ready date.
Prefer to talk? 917-748-1684 · sales@apturns.com