Questions about turns
The ones property managers and landlords ask before the first unit.
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.
What does a bid leave out?
Drywall replacement, water-damage repair, mold, pest treatment, flooring and cleaning. If we find one of those in a unit, we text you a photo and a written change before touching it.
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 paint occupied units?
Not room by room around residents. Our crews work vacant units, plus hallways and stairs in occupied buildings on a schedule you give your residents.
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.
What paint do you use?
Premium interior paint in the sheen your property uses, usually a flat or eggshell on walls and semi-gloss on trim. Ask the turn desk for the product data sheet.
Do you work nights and weekends?
Saturdays are regular hours. Sundays and evenings are by booking: text the turn line and the desk tells you what a crew can do.
Do you protect floors and fixtures?
Yes. Floors, counters, appliances and fixtures are covered before anything wet comes out, and the covers come out before the final walk.
Is there a warranty?
A written warranty goes with every bid. Its terms, limits and exclusions are in that written warranty, and the turn desk will send it ahead of a job if you ask.
What about smoke or pet odor in a unit?
Sealing nicotine stains and pet marks takes extra primer and time, so it's priced as a line for that unit. We'd rather tell you before painting than after.
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.
Does anyone on the crews speak Spanish?
Yes. The turn desk lead and one crew lead speak Spanish, and you can ask for either by name when you call.
Still have a question? Ask the turn desk.
Call the turn line or text the unit list, and the desk answers.