The time between one resident moving out and the next one moving in is called a turnover, and it's where a lot of rental income quietly disappears. A $2,500/month unit loses about $83 every day it sits empty. A tight turnover process protects that income.
Before move-out: start early
- Confirm the move-out date in writing as soon as notice is given, and schedule a pre-move-out walkthrough if your lease allows it.
- Start marketing right away. With the resident's cooperation and proper notice, photos and showings can happen before the unit is vacant.
- Book vendors in advance: painters, cleaners and carpet or flooring crews fill up quickly, especially at the end of the month.
Day 1: move-out inspection
Walk the unit with your move-in inspection report in hand. Take dated photos of every room, inside cabinets and appliances, and all floors and walls. This is the record that supports any security deposit deductions. Remember that deductions are limited to damage beyond normal wear and tear, and both DC and Maryland have strict deadlines and itemization requirements for returning deposits.
Days 1–3: repairs and replacements
Work from a written scope so nothing gets missed:
- Patch nail holes and wall damage, then paint (a consistent neutral color across your units makes touch-ups easy)
- Repair or replace damaged flooring, transitions and baseboards
- Test every outlet, switch, light fixture and GFCI
- Check plumbing: run every faucet, look under sinks for leaks, flush toilets, and check water heater age and condition
- Replace HVAC filters and test heating and cooling
- Test and replace smoke and carbon monoxide detectors as needed
- Re-key or change locks (always, for every new resident)
Days 3–5: deep clean
A professional move-in clean covers inside the appliances, cabinets and drawers, bathrooms, windows and tracks, baseboards, blinds and vents. Clean is the first thing applicants notice, and it sets the standard you expect the next resident to maintain.
Day 5: final quality check
Walk the unit as if you were the applicant. Turn on every light. Open every door and window. Run the dishwasher. Then shoot fresh photos and a short video walkthrough for the listing. Listings with video get noticeably more inquiries than photos alone.
Upgrades worth considering during turnover
When a unit is empty is the cheapest time to improve it. The upgrades that tend to pay back fastest in our area are:
- Luxury vinyl plank flooring: durable, water-resistant and attractive to renters
- Stainless steel appliances and updated light fixtures
- Quartz or solid-surface countertops in kitchens
- LED lighting and smart thermostats that lower utility costs
You can see this in practice in our newly renovated Damascus apartments: vinyl plank floors, quartz countertops and all-new stainless appliances.
Our target: a standard turnover with no major damage should be rent-ready within about a week. Larger renovations take longer, but a written scope and pre-booked vendors keep every turnover moving.
Thinking about professional management?
Tilmon Properties manages residential and commercial property across Washington D.C., Suburban Maryland and Baltimore. Tell us about your property and we'll put together a proposal.
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