What the Service Includes
This page explains how Everyday Property Management gets a rental from the day the keys come back to the day it is ready for its next tenant, for owners in Seminole County, Volusia County, and the Orlando area. It is one part of our Maintenance & Repairs service, listed there as move-in and move-out repair management. If your question is how long a vacancy should last and how leasing overlaps the notice period, our Q&A on how fast a property manager can fill a vacancy answers that. This page covers the work itself:
- One written scope of work. Every item from the move-out comparison that needs a vendor, sorted into tenant damage and owner items.
- Vendor estimates before work starts. Each owner-paid item comes to you with a price from a licensed, insured vendor.
- Scheduling in the right order. We book the trades so no one undoes another’s work, and we follow up until each job is finished to standard.
- A ready check. A final walk to confirm the repairs, cleaning, and the items Florida law expects at the start of a tenancy.
- A record in your owner portal. Invoices, before and after photos, and the cost of each job, the same as every other maintenance request.
How a Turnover Works, Step by Step
- We build the scope from the move-out comparison. The move-out inspection has already marked each finding as ordinary wear, tenant damage, or a repair the next tenant should not inherit. Anything that needs a vendor goes on one list, so the turn is planned once rather than discovered one trade at a time.
- We price it. Vendors from our network quote the work. Tenant damage is priced first, because that estimate also supports the deposit claim.
- You approve the owner items. You receive the owner-paid list with estimates, and you decide what is done now and what can wait, such as an appliance that works but is near the end of its life. Nothing on that list is booked without your approval.
- Repairs go first. Plumbing, electrical, doors, drywall patches, and fixtures are handled before any finish work, so a later fix does not mark fresh paint.
- Paint, then flooring. Walls are painted before carpet is cleaned or replaced, so drips and ladders land on the old surface, not the new one.
- Cleaning goes last. The home is cleaned after every other trade has left, so the dust from their work does not carry into the move-in.
- We do a ready check, then photograph it. We walk the home against the scope, test the smoke alarms, check the screens, locks, and keys, and confirm every job is complete. Only then are the listing photos taken, and the same condition becomes the baseline for the next move-in report.
The Florida Law a Turnover Has to Meet
Florida’s landlord maintenance duties are set out in Fla. Stat. 83.51, and three parts of it point straight at the turn. Under 83.51(2)(b), unless otherwise agreed in writing, the landlord of a single-family home or duplex must install working smoke detection devices at the commencement of the tenancy. Under 83.51(1)(b), where no building, housing, or health code applies, the landlord must ensure at the commencement of the tenancy that screens are installed in a reasonable condition. For units other than a single-family home or duplex, 83.51(2)(a) adds reasonable provisions for locks and keys, along with pest control, garbage removal, and heat and water. The ready check is built around those start-of-tenancy items, because the turnover is the last moment to handle them before the new lease begins.
Under 83.51(4), the landlord is not responsible under that section for conditions caused by the tenant or the tenant’s guests. That is why the scope separates tenant damage from owner items: the repair is still done during the turn, but its cost goes into the written deposit claim, which our inspections page covers. Our Q&A on who pays for repairs in a managed rental explains the general split.
What You Get as the Owner, and What It Costs
Turnover coordination is part of the “Maintenance Coordination & Vendor Oversight” listed in the Existing Tenant Management Package on our pricing page, at 8% of monthly rent. It is not a separate line item. The repairs, paint, flooring, and cleaning are billed by each vendor at the vendor’s own price, with no markup from us, the same way every job on our maintenance dispatch page is handled. Placing the next tenant falls under the Tenant Placement Package on the same page.
What you hold at the end is an approved scope, the invoice and photos behind every job, and a home that was checked against the law before anyone was shown through it.
Frequently Asked Questions
What is a make-ready?
It is the work that returns a rental to leasable condition between tenants: repairs, paint, flooring, cleaning, and a final check. We coordinate it from the move-out comparison through to the listing photos.
Do I have to approve turnover work before it is done?
Yes, for anything you pay for. You receive the owner-paid items with vendor estimates, and nothing on that list is booked until you approve it. Repairs for tenant damage are priced and itemized for the deposit claim.
Does Everyday Property Management mark up turnover repairs?
No. Each vendor bills at its own price, and the invoice and before and after photos are posted to your owner portal. Coordination is part of the 8% management package shown on our pricing page.
Have a Turnover Coming Up?
Tell us when your tenant is leaving and we will explain how the scope, the approvals, and the vendor schedule would run for your property. Call (407) 907-2933 to speak with Nicholas, our licensed broker, or use the form below.
