TapeAndFloat.com for small landlords & PMsUnit turnover checklist for small property managers
A unit turnover is the work between one tenant moving out and the next moving in: inspect, repair, clean, re-rent. The clock starts at move-out: in Texas a landlord must refund the deposit or send an itemized list of deductions within 30 days after the tenant surrenders the unit (Property Code § 92.103).
Not legal advice. General information for small-office staff, current as of October 25, 2026. Texas statutes are cited as examples; your state and your contracts control the details.
Day 0-1: move-out
- Walk the unit with photos and the move-in report.
- Collect keys, note the forwarding address.
- Start the deposit deadline countdown.
Day 1-3: scope and schedule
List the work by trade in the order it has to happen: repairs and patching (drywall, doors, fixtures), paint, flooring, cleaning, final touch-ups. Book each vendor with a date and a not-to-exceed amount.
During the turn
- Check each vendor finished before the next starts.
- Collect invoices and photos against each work order.
- Keep deduction receipts with the deposit file.
Before move-in
- Final walk, smoke and CO detectors, locks changed.
- Deposit refund or itemized list sent on time.
Where an assistant helps
TapeAndFloat keeps each turn in your Sheet, tracks vendor dates and invoices, and warns you before the deposit deadline.
Free 60-day pilot: forward your job emails to the assistant, keep working in your own Sheet, and get a short daily list of what is slipping. No new app, no card. Request a pilot spot.
More guides
- Managing maintenance requests and vendor work orders for small landlords
- Tenant communication for small landlords: templates that cut the follow-up calls
- Collecting and tracking vendor COIs and invoices for small landlords
- AppFolio and Buildium alternatives for small landlords
Frequently asked questions
How long does a landlord have to return a deposit in Texas?
Within 30 days after the tenant surrenders the premises, with an itemized list of any deductions (Property Code § 92.103-.104). Other states differ.
What order should turnover trades go in?
Repairs and patching first, then paint, flooring, cleaning and final touch-ups.
Should I photograph the unit at move-out?
Yes, dated photos support deposit deductions.
Can the assistant schedule vendors?
It drafts the messages and tracks dates; you approve.
Want this tracked for you? Join the free pilot.