Apartment Turnover for Property Managers
Run the math on a 200-unit LA portfolio: 25% annual turnover is 50 turns a year. Cut per-turnover days from 7 to 3 and you unlock 200 days of avoided vacancy — at an LA average of $85/day that's about $17,000/yr per 200-unit building. We're built for the PM operating calendar — weekly slots reserved, photo reports formatted the way your compliance team already accepts them, single consolidated invoice. One dispatch number, one account manager, no per-trade vendor juggling.
The execution layer below the PM
The typical PM-ops failure mode looks like this: every property has a one-off cleaner, a one-off painter, a one-off handyman, a one-off rekey vendor — sometimes per-property, sometimes per-trade. By the time a 30-unit building has turned 8 units in a month you're reconciling 12 invoices from 6 vendors with no central audit trail. When an RSO complaint or a §1950.5 deposit dispute lands six months later, the paperwork chain runs back to the PM, not the vendor. The cost isn't the line items — it's the admin overhead and the compliance risk.
What we do differently: one dispatch number per portfolio, a weekly turnover calendar block reserved against your annual turn-rate forecast, RSO and §1950.5-formatted photo reports auto-emailed to your accounting and dropped into the unit file, and a single consolidated invoice at month-end with CSV line-item export your AP team can import into Yardi, AppFolio, or Buildium without manual entry. The regional manager texts a unit address; the unit comes back rent-ready in 3 days with the paperwork already filed. That's the entire workflow.
What we don't do: we're not a property manager. We don't lease, screen tenants, collect rent, handle evictions, or sit on your trust account. We're a turnover-execution layer that sits below the PM — the same way a good landscaping vendor or HVAC service contract sits below the PM. Your team stays in control of the resident relationship and the asset; we just make the unit-between-tenants part stop being a fire drill.
The full PM turnover scope
Dedicated dispatch + account manager
One phone line, one named account manager per portfolio. Your regional manager texts a unit address; dispatch confirms scheduling in under 15 minutes.
Weekly turnover scheduling block
Reserved capacity in our calendar every week. You don't compete with one-off landlord bookings — your turnovers slot into a pre-cleared block.
RSO-formatted photo reports
Every job ships with a 12+ point photo report formatted for Santa Monica RCS, WeHo Rent Stabilization Division, and LA city HCIDLA pass-through filings.
Single consolidated invoice
One invoice across every property and unit. NET 15 standard, NET 30 enterprise. CSV line-item export for AP reconciliation.
License + COI on file
Contractor license and Certificate of Insurance kept on file with each PM, naming the management company as additional insured where required.
Monthly performance review
Average turnover days, dispute rate, $/unit average, and SLA hit rate — emailed to your director of operations the first Monday of every month.
Pricing scales with your portfolio
Quoted against committed annual volume — not per-unit list price. Larger portfolios unlock dedicated dispatch and longer NET terms.
Mid-Portfolio
Dedicated dispatch, weekly turnover schedule, NET 15 invoicing
smsGet QuoteLarge Portfolio
Assigned account manager, monthly QBR, photo report API export
smsGet QuoteEnterprise
Co-branded photo reports, Yardi/AppFolio/Buildium CSV export, white-label option
smsGet QuoteWhat makes LA PM turnover different
RSO compliance burden across three jurisdictions
Santa Monica RCS, the West Hollywood Rent Stabilization Division, and LA city HCIDLA each want itemized invoices and photo evidence on every cost a PM tries to pass through to a tenant or recover against a vacancy decontrol filing. The formats are similar but not identical, and a turnover vendor who hands you a generic line-item invoice forces your team into a manual reformatting step on every unit. We ship the paperwork in a format each jurisdiction's reviewers already recognize, with the photo evidence pre-attached.
Costa-Hawkins vacancy decontrol math
Under Costa-Hawkins, getting a long-tenured rent-stabilized unit to true market rate after a move-out depends entirely on how clean the turnover paperwork is. A sloppy turnover invoice — no photo evidence, vague line items, no before-and-after — can cost the PM the ability to defend the rent reset if it's ever challenged. The dollar gap between a defended market reset and a forced rollback on a long-stabilized LA unit can be $1,000–$3,000 per month for the life of the next tenancy. The turnover paperwork is worth more than the turnover itself.
Multi-property logistics across the four LA basins
A typical LA PM portfolio is spread across the Westside, DTLA/Mid-City, the San Fernando Valley, and the South Bay. Coordinating per-area vendors means four phone trees, four COIs to track, four invoice cycles, and unpredictable response times when a unit on the Westside and a unit in the SFV both need to turn the same week. A single LA-native dispatch with crews pre-assigned to each basin collapses that into one message and one weekly schedule. Windshield time stops being a line item your PM team negotiates twelve times.
Related reading
- Make Ready Service →Single-unit, flat-rate version
- Apartment turnover companies in LA →
- Tenant turnover cost breakdown →
- Downtown LA service area →
Frequently asked questions
Yes. We offer photo-report-only service for portfolios that already have a stable cleaning and paint bench but need RSO-formatted, §1950.5-compliant documentation on every turnover. A field tech walks the unit after your existing vendor finishes, captures the 12+ inspection points, and emails the formatted PDF to your accounting and the unit file. Pricing is roughly $45–$75 per unit depending on portfolio size. Text the building list to 310-774-0099 for a quote.
100-unit portfolios sit in our Large Portfolio tier — custom-quoted, but the math we work backward from is your annual turnover rate. A typical LA 100-unit portfolio at 25% annual turnover is 25 turnovers/year, which we treat as a reserved block of about two turnovers per week. Per-unit pricing comes in 15–25% below our public flat-rate cards because we're scheduling against committed volume, not one-offs. You also get an assigned account manager, monthly QBR, and photo report API export at no extra charge.
Today we export CSV and PDF that drops cleanly into the turnover modules in Yardi, AppFolio, and Buildium — work order numbers, line-item costs, photo report URLs, completion dates. Your AP team imports the CSV the same way they handle any vendor. Native API integration with each PM platform is on our 2026 roadmap; we'll migrate enterprise customers first when it ships. We do not claim to be a certified Yardi/AppFolio/Buildium integration partner today.
A single PDF, 2–4 pages, with 12+ photos pinned to a unit-condition checklist: kitchen (3 angles), bathrooms (each, 2 angles), all bedrooms, living area, every keyed entry, smoke detector, water heater, HVAC return, and any flagged damage. Each photo is timestamped and geo-tagged. The header includes the unit address, work order number, technician name, and the line item summary. The format meets RSO pass-through evidence requirements for Santa Monica, WeHo, and LA city HCIDLA, and doubles as §1950.5 itemization backup if the prior tenant disputes a deposit deduction.
Yes — that's the entire point of dedicated dispatch. We routinely run 4–6 unit turnovers in the same day across the four LA basins (Westside, DTLA/Mid-City, San Fernando Valley, South Bay). Crews are pre-assigned to a basin so windshield time stays low. For mid-portfolio and larger tiers, you can text us a Monday list of every unit turning that week and we'll route the calendar end-to-end without you needing to dispatch each one.
Mid-Portfolio and Large Portfolio tiers default to NET 15. Enterprise (500+ units) gets NET 30. Boutique tier is invoice-on-completion or pre-paid block. Every invoice is consolidated — one bill at the end of the month covering every unit turned that month, with a CSV line-item export attached so your AP team can reconcile against your PM software's work order register without manual entry. We accept ACH, wire, and check. Late fees only apply past the agreed terms; we do not surprise-bill for finance charges.
Yes — most of the LA portfolios we work with have at least some rent-stabilized inventory. Santa Monica RCS, WeHo Rent Stabilization Division, and LA city HCIDLA each have slightly different documentation expectations for what cost can be passed through to a tenant or recovered against a vacancy decontrol filing. Our default photo report format covers all three; for portfolios concentrated in one jurisdiction we tune the line-item language to match that jurisdiction's preferred phrasing. We are a turnover-execution vendor, not legal counsel — your RSO filings and §1950.5 deposit itemizations stay with your team. Text 310-774-0099 with a sample unit and we'll send a redacted example report.
Ready to consolidate your turnover ops?
Text your portfolio size and basin spread. We'll text back a tier recommendation and a sample photo report inside 30 minutes.
chatText 310-774-0099