Apartment Painting & Unit Turns
Unit turns, corridors, stairwells, and building exteriors for owners and property managers who are measured on days-to-lease and resident complaints.
Licensed NV C-4 #0092296 · UT #14220959-5501 · Serving Nevada & Utah
For a property manager, the constraint is the calendar
A vacant unit is not a painting problem, it is a revenue problem. Every extra day between move-out and move-in is rent you do not collect, and painters who show up late or leave a unit half-finished cost you far more than they saved you on the bid.
On the occupied side, the constraint is complaints. Corridors, stairwells, and exteriors get painted around people who live there, and residents who cannot reach their door or find their parking generate calls straight to your office.
Unit turns
Turn work is about repeatability. Same spec, same product, same finish across every unit so touch-ups years later still match and your maintenance team is not stocking six different whites.
We work off a standing scope: walls, ceilings where specified, doors, trim, patching, and stain blocking, all with a defined coat count. Once the spec is set, additional units get the same treatment without re-quoting from scratch every time.
- Standing unit spec so finishes stay consistent across the property
- Patching and stain blocking as part of the turn
- Defined coat count rather than whatever happens to cover
- Turnaround scheduled against your leasing calendar
Condo painting
Condo work sits between apartment and HOA work. Ownership is split between individual units and the association, which means someone has to be clear about where the association's scope stops and the owner's begins. We put that boundary in writing in the estimate rather than discovering it mid-project.
Common corridors, stairwells, lobbies, garages, and building exteriors are typically association scope. Unit interiors are typically owner scope, and we quote those separately for individual owners who want their unit done.
Where a condo association has an approved color scheme, we work inside it and provide documentation the board can act on.
Common areas and building exteriors
Corridors, stairwells, railings, doors, and building exteriors get phased so residents always have access to their unit and their parking. Notices go out ahead of each phase, and we can provide bilingual resident communication, which matters in most of the properties we work on.
What the project actually looks like
Walk the property and set the spec
We establish one written standard for units and one for common areas, including product, color, sheen, and coat count.
Phase the schedule
Work is sequenced by building, floor, or stack so access and parking stay usable and residents get notice before their area starts.
Execute and document
Progress reported to your office as phases complete, with documentation suited to owner or board review.
What moves the price
We do not publish a price list, because a real number depends on your property. These are the things that actually change it, and every one of them shows up as a line item on your estimate.
- Unit count and mix
Studio, one-bedroom, and three-bedroom turns are different scopes and should be priced separately.
- Turn condition
Heavy patching, smoke damage, and stain blocking change a turn from routine to substantial.
- Occupied versus vacant
Occupied work needs phasing, notices, and access coordination, all of which take time.
- Common-area scope
Corridors, stairwells, railings, and garages each carry their own prep and access requirements.
- Building height and access
Exterior elevations may need lifts or staging on taller buildings.
- Schedule requirements
Compressed leasing deadlines or after-hours common-area work affect crew planning.
What Is Included, and What Is Not
You approve the scope in writing before work starts. If an item is not listed on the estimate, it is not included in the price.
Included
- Written unit and common-area specifications
- Surface preparation, patching, and stain blocking
- Primer where the surface requires it
- Named product, color, sheen, and coat count
- Resident notices and phased access planning
- Protection of flooring, fixtures, and landscaping
- Daily cleanup and progress reporting
Not included unless quoted
- Flooring, cabinetry, and appliance work
- Balcony structural repair and railing replacement
- Mold remediation and water-intrusion repair
- Units or areas not listed on the estimate
Straight answers before you call
Can you keep unit finishes consistent across the property?
How fast can you turn a unit?
How do you handle residents during common-area work?
Who pays for what in a condo building?
Can you take a large-volume turn schedule?
Get an Apartment Painting Estimate
Unit specs and common areas quoted separately, so your budget lines match your scopes.
Written warranty on every project.