My Pre-Turn Checklist — 47 Items, 3 Hours, One Clipboard
Let’s run the numbers.
Average turnover cost without systems: $2,800–$4,200 including repairs, cleaning, lost rent.
With my checklist: closer to $1,400–$2,100.
Time on site: 3 hours instead of two full weekends of back-and-forth.
I print this list. One clipboard. Walk every property methodically after tenant moves out. No guessing. No missed items that bite me later.
Here’s the full thing I actually use. Broken into sections so it doesn’t overwhelm.
Exterior & Grounds (8 items)
Inspect roof for missing shingles or leaks.
Clean gutters and downspouts.
Check siding, trim, paint condition.
Mow lawn, trim bushes, remove weeds.
Test all exterior lights and replace bulbs.
Inspect fence and gates for damage.
Clean garage or storage area if applicable.
Check mailbox and house numbers visibility.
North Carolina storms are no joke. Catching gutter issues early prevents water damage inside.
Kitchen (12 items)
Deep clean all appliances inside and out.
Check dishwasher drain and spray arms.
Inspect refrigerator coils and drip pan.
Test stove/oven burners and broiler.
Replace or clean range hood filter.
Check all cabinet hinges and handles.
Inspect countertops for damage.
Caulk around sink and backsplash.
Test garbage disposal.
Check under sink for leaks.
Replace water filter if present.
Clean pantry shelves.
Kitchens cause the most complaints. I spend extra time here.
Bathrooms (10 items)
Clean and disinfect toilets, tubs, showers.
Re-caulk all tub and shower joints.
Test and clean shower heads.
Check faucets for drips.
Inspect mirrors and medicine cabinets.
Replace exhaust fan filters or clean.
Test GFCI outlets.
Check flooring for water damage.
Replace toilet seat if worn.
Stock new toilet paper holder and towel bars.
Caulk is cheap. Mold problems are expensive.
Living Areas & Bedrooms (8 items)
Touch up paint on walls and trim.
Clean or replace blinds/curtains.
Vacuum and clean floors thoroughly.
Check all windows for smooth operation.
Test locks and latches.
Replace air filters.
Inspect smoke and CO detectors.
Check ceiling fans for wobble.
Mechanical & Safety (9 items)
Test HVAC system — heat and AC.
Change HVAC filter.
Inspect water heater for leaks/age.
Check electrical panel for issues.
Test all lights and switches.
Inspect plumbing shut-off valves.
Check for pest activity.
Verify all smoke/CO detectors work.
Document everything with photos.
How I Actually Run the Checklist
I walk the property once with the tenant move-out inspection. Note big issues. Then I come back alone or with Mike for the deep work.
Clipboard in hand. Check each item. Mark done or needs attention.
Photos for every room — before and after fixes. Timestamped. Stored in the property folder.
I keep a running “turn cost” log. Helps me see patterns. One property always needs more paint. Another has HVAC quirks.
Total time: Usually 2.5–3.5 hours depending on condition. I listen to a podcast or audiobook while working. Makes it bearable.
The Systems Behind the Checklist
This didn’t appear overnight. I built it after the first disastrous turnover. That one cost me $3,900 and two weeks of stress.
Now I have a shared digital version too. But the paper clipboard on site is non-negotiable. Something about physically checking items off keeps me honest.
I also have a tenant move-out packet. Explains expectations for deposit return. Clear rules reduce arguments.
What This Saves Me
Fewer emergency calls from new tenants.
Better tenant retention because the place feels truly clean and fixed.
Lower stress. I can hand off minor turns to a helper now because the list is so clear.
In supply chain terms, this is process standardization. Same steps every time. Predictable outcomes. Lower variance in costs.
One Clipboard, Four Properties
I tweak the list slightly per property based on age and features. But core 47 items stay consistent.
New landlords always ask for this. So here it is. Steal it. Modify it. Make it yours.
Print it. Laminate it if you want. Just use it.
The difference between reactive landlording and calm landlording is systems like this.
I still hate turnover weeks. But I hate them a lot less now.
Otis waits in the car with a treat when I’m done. Then we hit the greenway and I mentally tally the repair reserve balance.
Numbers look good this quarter.
What’s one item you always forget during turnovers? Let’s add it to the list.
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