Property Turnovers & Small Repairs in PA & NJ

An empty unit costs money every day it sits. Underhill Lions LLC, a licensed contractor based in Northeast Philadelphia (PA HIC #PA203239), turns rental units, handles punch lists and does small repairs across Philadelphia, Bucks and Montgomery Counties and South Jersey. One crew paints, patches, installs floors and doors and cleans, so the landlord makes one call and gets one finish date.

Apartment and rental unit turnovers on one schedule

Most turnovers drag because the trades arrive one at a time: a painter waits for the drywall patcher, the flooring installer waits for the painter, and the cleaner comes last and finds drips. We run the whole unit as one job in the order that keeps the work moving: repairs and patching first, then paint, then flooring, doors, fixtures and hardware, then cleaning. Painting before the floor goes down means nothing lands on the new floor. Plumbing and electrical items go to our licensed partners on the same schedule, not a separate one you have to chase.

The scope is written and comes with a finish date, so you can set the listing date around it. When the work is done you get a photo report and an itemized list of what was done, which doubles as your move-in condition record for the next lease.

Make ready, not just clean

A unit can look finished and still not be ready to rent. Doors that do not latch, a window that will not lock, a loose railing, a smoke or CO detector past its date: these are the items an inspector or a new tenant finds first, and we fix them as part of the turnover rather than leaving them for a second trip. Locks are rekeyed or replaced on every turnover.

The paperwork side, including the Philadelphia Rental License, the Certificate of Rental Suitability and the lead-safe or lead-free certification older buildings need, is covered step by step in our rental turnover checklist. Start it before the last tenant leaves so a finished unit does not sit waiting on a certificate.

Finishes that survive the next tenant

Turnover finishes are chosen to make the next turnover easier. Walls get one neutral color in a scrubbable eggshell or satin, with semi-gloss on doors and trim, and we keep the formula on file so touch-ups match later. Worn carpet is usually replaced with luxury vinyl plank, which is waterproof and easy to clean. Matching fixture finishes across the unit make an older apartment read as maintained. Full details are on our painting and flooring installation pages.

What drives turnover cost and time

The scope sets both the price and the calendar. The main factors:

• The standard you pick. A patch-and-paint turnover and a refresh with new flooring and a bathroom update are different jobs. Decide before we quote, not halfway through.
• The condition the last tenant left. A few nail holes are quick; walls that have been patched too many times need skim coating, and water stains need priming.
• Flooring and bathrooms. These add the most time. A standard one- or two-bedroom with repairs, paint and cleaning takes three to five working days, and new flooring or a bathroom refresh adds about a week.
• Color changes and unit size. More rooms and darker previous colors mean more paint and more hours.
• Repeat work. Landlords with several units get repeat pricing on common items, so quotes are fast and consistent from one turnover to the next.

The biggest time saver is a walk-through or photos before move-out. With the scope settled and materials ordered, work starts as soon as the unit is empty.

Small repairs, punch lists and handyman work for landlords

Between turnovers, and for homeowners, we handle the list that builds up: the drywall crack, the door that sticks, the trim the dog chewed, the caulk in the shower, the ceiling stain from a leak that has been fixed. We batch it into one visit so the trip is worth it for both of us. We also do post-construction and move-out cleaning, for our own jobs and for other contractors.

See finished units and repairs on our projects page.

Send us photos of the unit and your move-out date, and request a free estimate with a written scope and finish date.