PROPERTY TURNOVER CHECKLIST
FOR DMV LANDLORDS

Tenant turnover is expensive if you do it wrong and efficient if you have a system. An unplanned turnover that takes two weeks costs more than one that takes two days, and the difference is almost always preparation. Here is the checklist we run on every turnover job in DC, Maryland, and Virginia. Use it to schedule your vendor calls in the right order and get your unit back online fast.

PAINTING: ALWAYS REPAINT BETWEEN TENANTS

Touch-up painting between tenants almost always looks worse than a fresh coat. Paint color fades and batches vary. A touched-up wall shows patches in any angled light, which immediately makes the unit feel cheap to prospective renters. A full paint job on move-in is one of the highest-impact, lowest-cost things you can do to justify a higher rent and attract quality tenants.

Use flat sheen on bedroom and living room walls, and eggshell or satin in kitchens, bathrooms, and hallways where cleaning is more frequent. Keep a consistent neutral color throughout the unit so future touch-ups blend better. Typical painting costs for a full turnover in the DMV run $800 to $1,500 for a one-bedroom and $1,200 to $2,000 for a two-bedroom, including all walls, ceilings, and trim.

DRYWALL REPAIRS: PATCH EVERYTHING BEFORE PAINT

Any holes from picture hooks, door handles, furniture contact, or tenant damage need to be patched before paint day. Small nail holes are quick to fill with spackle and sand. Larger holes from doorknobs or anchors require proper backing and joint compound. If the existing wall has texture, texture matching is essential. A flat patch on a textured wall shows under any directional light.

Walk every wall in the unit before calling your painter. Note holes on a room-by-room list so nothing gets missed. Drywall repair on a typical turnover adds $150 to $400 to the job depending on the number and size of repairs. Doing it right before paint saves you from repainting a patched area a second time after the new tenant moves in and notices the difference.

KITCHEN CHECKLIST: TEST EVERYTHING

The kitchen gets more scrutiny from prospective tenants than any other room. Run through this list on every turnover:

• Test all appliances: stove burners and oven, dishwasher cycle, microwave, refrigerator temperature
• Re-caulk around the kitchen sink where old caulk is cracked, discolored, or pulling away
• Check all cabinet door and drawer hardware, tighten loose hinges and handles
• Clean the inside of all cabinets and drawers, including under the sink
• Check the garbage disposal for proper function and odors
• Inspect the range hood filter and clean or replace it
• Look under the sink for any signs of slow leaks or water staining on the cabinet floor

A kitchen that looks and functions well photographs well, which directly affects the quality of applicants you attract. Do not skip the caulk. Old black caulk around a sink is the first thing tenants notice and one of the easiest things to replace.

BATHROOM CHECKLIST: CAULK, GROUT, FUNCTION

Bathrooms accumulate moisture damage between tenants that is easy to overlook. Work through this list thoroughly:

• Re-caulk the tub and shower surround, especially at the tub-to-wall seam and all corners
• Check grout lines for cracking, staining, or missing grout, especially on the floor near the tub
• Test the toilet: flush function, fill valve, flapper, and check for any rocking or loose base
• Check under the sink cabinet floor for water staining or soft spots
• Test all faucets for drips and clean aerators if flow is reduced
• Clean the bathroom exhaust fan cover and test that it runs
• Check the shower door or curtain rod for secure mounting

Missing or cracked caulk in a tub surround is not just cosmetic. It allows water to get behind the tile or surround material, which leads to mold and substrate damage that is expensive to repair. Caulking between tenants is a low-cost maintenance step that prevents a much more expensive repair later.

CLEANING AND MAINTENANCE: THE NON-NEGOTIABLES

Once repairs and painting are complete, the unit needs a thorough cleaning before any showings. This means a professional-level deep clean, not a light wipe-down. Key items beyond standard cleaning:

• Carpet cleaning or carpet replacement if wear is significant
• Replace HVAC filter (mark replacement date on the filter)
• Test all smoke detectors and carbon monoxide detectors, replace batteries
• Check all light fixtures for burned-out bulbs and replace
• Test all door locks and deadbolts, re-key or replace if needed
• Check window locks and ensure all windows open and close properly
• Inspect all outlet covers and switch plates for cracked or missing covers

EXTERIOR CHECKLIST: CURB APPEAL COUNTS

If the unit has exterior access points, do not overlook curb appeal. Prospective tenants form an impression before they walk through the door. A quick exterior pass should cover:

• Pressure wash the front entry, steps, and walkway
• Check entry door paint or finish for peeling or scuffing and touch up if needed
• Check trim paint on windows and door frame facing the exterior
• Basic landscaping: trim overgrown bushes near the entry, clear any debris
• Check porch or balcony railing for stability and loose fasteners
• Verify outdoor lighting works and replace any burned-out bulbs

TURNOVER PRICING IN THE DMV

When you bundle painting, drywall, and cleaning through a single contractor who manages the schedule, costs come down and turnaround time drops significantly. Typical all-in turnover pricing through 5 Star Pros in the DC, Maryland, and Virginia market:

These ranges include painting, drywall repairs, re-caulking, and standard cleaning. Jobs with carpet replacement, significant damage repair, or full bathroom recaulking and grouting will adjust from there. We provide itemized quotes so you know exactly what is included before scheduling.