The business in one offer
Who it serves
Small landlords who own between two and fifteen single-family homes or small multifamily units, often with day jobs, who cannot spend weekends prepping units. They pay because every week of vacancy is lost rent, and because a dependable turnover crew lets them relist quickly without chasing several separate tradespeople.
What to sell first
A standard turnover for a one- or two-bedroom unit: patching up to 30 small wall holes, touch-up paint on walls in the landlord's color, up to ten listed minor fixes from a set menu, caulking, filter and battery swaps, and a dated photo report, finished within four working days of key handoff. Excluded: full repaints, flooring, electrical, plumbing, HVAC, appliance repair, and pest treatment.
A fixed menu of small fixes and a set completion window let landlords know cost and timing before the tenant even moves out. You stock the same parts for every job, and the photo report doubles as documentation for security deposit decisions.
What could it cost to start?
This is an original example budget for the limited pilot described above. It is not a researched market average or a complete quote for every location.
| Item to price | Example allowance |
|---|---|
| Drywall, paint and caulk tools starter set | $320.00 |
| Parts stock: blinds, outlet covers, hinges, filters | $300.00 |
| Lead test kits and plastic sheeting | $120.00 |
| Ladders, drop cloths and shop vacuum | $280.00 |
| General liability insurance deposit | $600.00 |
| Work order and photo report app, three months | $75.00 |
| Example total | $1,695.00 |
What this assumes—and excludes
Assumes you own a van or truck, hand and power tools, and have solid patching and painting skills. Excludes a state handyman or contractor license where required, EPA lead firm certification costs, helpers' wages, owner pay and advertising. Get local quotes and check licensing first.
Collect actual supplier, insurance and local-authority information. Add a reserve for delays and unexpected costs; the example total is not a funding recommendation.
How the unit economics work
At an assumed $850.00 per turnover and $160.00 in direct costs, contribution is $690.00 before monthly fixed costs, owner pay and taxes. With 14 all-in working hours per unit, that is $49.29 per delivery hour before those deductions. These inputs illustrate the arithmetic; they do not establish a market price or expected earnings.
The example also allows $160.00 in monthly fixed costs. Include unpaid acquisition and administrative time when deciding whether the offer is worthwhile.
Try your own numbers
These are editable planning assumptions, not prices we have verified. Calculations stay in your browser.
Operating result = (price − direct cost) × units − monthly fixed costs. Before owner pay, taxes, financing and startup recovery. At these inputs, delivery requires 140 hours per month, plus any work not included in your per-unit estimate. Sales volume is a scenario, not a forecast.
How to find the first customers
Test a small offer before scaling traffic. Record the source of each enquiry, whether it fits the offer, and whether the buyer pays.
- Attend a local landlord or real estate investor meeting and bring one printed photo report from a pilot unit. Explain your four-day completion window and fixed menu.
- Ask small property managers whether their in-house maintenance gets backed up at month end, and offer to handle overflow turnovers at your standard price.
- Contact real estate agents who manage a few rentals for clients, since they often need turnovers between leases and lack a crew.
- Keep a simple log of each turnover's start date, finish date and fix count. Share it with landlords as a factual record of timing, not as a promise.
What to validate before spending more
- Ask your state whether handyman or minor repair work needs a contractor license or registration, and whether there is a dollar limit per job.
- For any unit built before 1978, confirm whether your patching and painting counts as renovation under EPA lead rules and whether you need firm certification and trained renovators.
- Run your first turnover for a landlord you know at a reduced rate and track hours by task. Adjust the fix menu if some items take far longer than you expected.
- Ask an insurance agent about coverage for damage you cause in a unit, injuries on site, and tools stored in your vehicle.
The operational catch
Turnovers in older rentals can involve lead-based paint, and patching or sanding it without following EPA lead-safe work practices can create hazards and legal exposure. Check the build year of every unit, use the right certification and practices for pre-1978 housing, and do not cut corners when a landlord pushes for speed.
A practical way to fund the first step
Start with the tools you already have and ask landlords for a 30 percent deposit on each turnover to cover paint and parts. Buy a larger parts stock only after you have repeat clients and know which items you use most.
Separate cash already available from money still to earn. Count only proceeds after direct expenses, and do not spend customer funds needed to fulfill their existing orders.
Questions before you start
Can I do minor plumbing or electrical?
Replacing a faucet aerator or a light bulb is usually fine, but many states limit unlicensed electrical and plumbing work. Keep your menu to clearly minor tasks and refer anything else to licensed trades.
How do I price extra items?
Use a short add-on price list for common extras, such as a full room repaint or a new toilet seat. Ask the landlord to approve extras in writing before you start them.
Should I clean units too?
Cleaning is a natural add-on but uses different supplies and time. Offer it as a separate line item or partner with a cleaner so the landlord can book both in sequence.
Source-backed checks
These references support the specific checks below. They do not endorse this business idea or substantiate the example prices, costs or demand.
EPA's RRP program requires firms doing renovation, repair or painting that disturbs lead paint in pre-1978 homes to be certified and use lead-safe practices. EPA: Lead Renovation, Repair and Painting Program.
OSHA's Hazard Communication page explains that employers must provide information and training on hazardous chemicals used at work. OSHA: Hazard Communication.
SBA says licensing and permit rules vary by location and industry, and businesses may need both state and local approvals. U.S. Small Business Administration: Apply for licenses and permits.
- Lead Renovation, Repair and Painting ProgramEPA · Reference checked September 8, 2026
- Hazard CommunicationOSHA · Reference checked September 8, 2026
- Apply for licenses and permitsU.S. Small Business Administration · Reference checked September 8, 2026
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