“The desk gets the lockbox code and by the next morning I have photos of every room. I don't chase anyone for status anymore.”
Sheri M.Property manager, garden-style community
Apartment turnover in Memphis
Empty unit in. Rent-ready unit out.
Pace Turn Crews paints vacant apartments and rental houses for Memphis landlords and property managers. Dedicated turn crews, a written scope for every unit, and a window of 24 to 72 hours set in the bid.
24 hrs
Touch-up turn, most studios48 hrs
Standard turn, up to two bedrooms72 hrs
Full repaint, any size
Typical windows for an empty unit with no major repairs, counted from key handoff. Your written bid sets the real ones.
Unit bids
How a unit bid is priced
Pick the scope a vacancy needs. Your written bid sets the number for each unit.
What sets a unit's number
Size, wall condition, ceilings, color and trim decide the hours, and each bid names them unit by unit.
Square footage and room count
Heavy patching, smoke or stained walls
Painted or high ceilings
A second color or an accent wall
What a bid states
Each unit by number, its scope, the coats, the color on file, repairs as lines, the window, how we get in and how we invoice. Drywall replacement, water damage, mold and flooring are left out.
When you get the number
In writing, per unit, before a crew is booked. We walk one unit of each type first so the scope matches what is on the walls.
If the job changes
The crew lead texts a photo and a written price before any extra work. Nothing is added to an invoice that you have not answered in writing.
The turn clock
Where the 72 hours go
A studio or a one-bedroom runs the same steps in fewer hours. Cure time and repairs can add some, and the bid says so before work starts.
- 01Hours 0 to 4
Step 1: Keys and walk
The crew lead picks up the key from your log or lockbox, walks every room against your scope and photographs what's there.
- 02Hours 4 to 20
Step 2: Patch and prime
Holes filled and sanded, stains sealed, trim caulked. Floors, counters and fixtures covered before anything wet comes out.
- 03Hours 20 to 44
Step 3: Paint
Ceilings if they're in scope, then walls, trim and doors in the color on file for your property.
- 04Hours 44 to 64
Step 4: Touch-up and tape-pull
A second look in daylight and under work lights, tape pulled, covers out, smudges touched up.
- 05Hours 64 to 72
Step 5: Final walk and keys back
You get room-by-room photos and the keys, or the lockbox is set again for the next showing.
Dedicated crews
Turn crews that stay on turns
When a vacancy hits, nobody gets pulled off a house exterior or a kitchen job. The crew that walks your unit is the crew that paints it.
Pace runs three turn crews, each with its own lead, plus a turn desk that schedules them and texts you the photo report. The same crews come back to your buildings, so they know your color, your trim and where the shutoffs are.
Three crews, each with a named lead
A turn desk that books units and sends the report
The same crew back at your property when it can be
Three scopes
What each scope covers
Every bid names the scope per unit, so a touch-up never gets billed like a repaint.
SmallestTouch-up turn
For a clean exit after a short stay.
Nail holes and scuffs filled
Worn walls and trim touched up
Doors and switch plates checked
UsualStandard turn
The usual scope when a tenant has lived there a year or two.
Patches sanded and primed
Stains sealed, one full coat on walls
Trim and doors touched up
LargestFull repaint
For long stays, smoke, or a unit going to a new standard.
Two coats on walls and ceilings
Trim, doors and closets repainted
Color changes priced as lines
Credentials
Paperwork for your vendor file
The documents a property manager asks for before the first unit, in one place.
License and registration
Contractor license
TN License # 000000 · Tennessee Board for Licensing Contractors
Tennessee licenses contractors by the size of the job. The owner confirms the class and limit that apply.
Lead-Safe Certified Firm (RRP)Verify
US EPA firm # 000000 · U.S. EPA
Required for paid work that disturbs paint in homes built before 1978.
Insurance
General liability insurance
Certificate of insurance on request, with your property named as holder.
Workers' compensation
Covers the firm's own crews on your property.
Paperwork you'll ask for
Certificate of insurance
Your property named as certificate holder. Link your own file here.
W-9
The firm's current form, ready for your vendor file.
Vendor packet
Contacts, invoice terms and how to reach the turn desk.
Sample turn report
A finished unit's room-by-room photo report.
From managers and landlords
What the unit reports are like to work with
“Michele walked two vacant sides with me and sent one bid for both. The invoice matched it line for line.”
Srinivas P.Landlord, four duplexes
“Same crew lead on three turns in a row now. He knows our trim color and where the water shutoff is.”
Joonho K.Regional manager, Midtown buildings
“A resident moved out on a Thursday and the unit was photographed for the listing by the weekend.”
Tierra W.Leasing manager
Sample reviews.
Where we turn units
Memphis and the towns around it
Type a ZIP and see whether a crew can reach your units.
- Shelby County: Downtown Memphis, Cooper-Young, Harbor Town, Parkway Village, Capleville
- Tipton County: Munford, Atoka
- Fayette County: Rossville
- DeSoto County: Hernando, Walls
- Tunica County: Tunica
We don't take units more than about 35 miles from Midtown Memphis, and we don't paint occupied apartments room by room.
Questions landlords ask first
How long does a turn take?
Studios and one-bedrooms often run 24 to 48 hours, and larger units up to 72, counted from key handoff in an empty unit with no major repairs. Cure time in a humid Memphis summer, smoke sealing or hidden damage can add hours. The written bid states the window before work starts.
What is in a written bid?
Each unit by number, the scope (touch-up, standard or full repaint), the coats, the color on file, repairs priced as lines, the window, how we get in, and how we invoice. You get it before any work starts and it's the same document we invoice from.
Can you bid from a unit list instead of walking every unit?
Yes. Send unit numbers, sizes and anything you know about condition, and we bid per unit. We walk one unit of each type first so the scope matches what's really on the walls.
How do you get into units?
Through a lockbox, a key log signed at your office, or a code you set. Every handoff is written down, and the keys or lockbox are re-set at the final walk.
Which paint color do you use?
The one on file for your property. We write it down at setup so every crew matches it. A second color or an accent wall is a line on the bid.
Do you work in homes built before 1978?
Yes, and we ask the year built when you send a unit list. The EPA's lead rule (RRP) covers paid work that disturbs paint in homes and child-occupied buildings built before 1978. For those units the bid says how the work is set up and how the dust is contained, and the firm's EPA number is listed under Credentials.
How do invoices and payment work?
One invoice per unit after the final walk, with the unit number and your PO number on it. Payment terms are in the vendor packet we send at setup.
What if a unit needs more than the bid covers?
The crew lead texts a photo and a price before any extra work. Nothing is added to an invoice that you haven't answered in writing.
Start a turn
Send the unit list
Three short steps. The turn desk answers with a walk or a written bid, whichever the units need.