Turnover painting · Barsby Vale & the letting belt
Empty on Friday. Painted by Monday.
Sixpence exists for the gap between tenants: one crew, one spec, one invoice per unit — scuff-resistant matte walls, satin woodwork, kitchens degreased and recoated, punch-list photos before the keys change hands. Managers get a Monday report; tenants get walls that wipe.
Standing Thursday slot: managers on the weekly schedule get 48-hour turns without re-booking — Monday report, per-unit invoice, photos on the file. turns@sixpenceturnover.example · (555) 630-9915.
Rates
The unit card
Priced per unit, not per panic. The card assumes empty access and our own spec — the same two-coat scuff-resistant matte in every property you own, so the touch-up in year three comes out of one labelled tin.
Studio or one-bed$520
Walls, woodwork, one bath; walk-through coat included
Two-bed flat$740
Walls, woodwork, halls; kitchen degreased and recoated
Three-bed house$1,090
Walls, woodwork, stairs; garage door wiped and tipped
Kitchen refresh$260
Degreaser prime, ceiling flat, splashback satin
Bathroom core$190
Mould-resistant prime, ceiling flat, satin woodwork
Scuff & mark pass$140
Between clean and re-let — wipe, spot-prime, touch
Accent wall, one colour$120
Tenant-ready feature wall, any named colour
Punch-list photo setincluded
Every elevation, before and after, filed to you
How a turn runs
The forty-eight hours
Hour 0 — access & audit
Keys collected or keypad code used, every elevation photographed, and anything beyond the card — burns, holes, damp — priced as a separate line before we touch it, not discovered on day two.
Day one — prep & prime
Walls washed where hands travel, gloss killed, fillers feathered, kitchens degreased and given a stain-blocking prime. The mould-resistant coat goes in wet rooms before lunch.
Day two — finish & lay off
Two coats of the spec matte rolled and laid off wet, satin on the woodwork, cut lines brushed. The unit is photographed again — same angles — and vacuumed edge to edge.
Hour 48 — report & keys
The Monday report: per-unit invoice, the before/after set, and the leftover tin labelled with the property code, shelved at your office for the touch-up that will one day be needed.
Care plans
Keep it turning
Plans ride beside the card, never replace it — they exist so the repaint becomes a scheduled line item instead of a bad Friday.
The walk-by
$99per quarter · per unit
- Quarterly scuff audit with photos
- Touch-up list priced off the card
- Priority slot at turn time
- One labelled tin per property
Cancel any quarter.
The half-turn
$240per year, per property
- Annual scuff & mark pass
- Kitchen degrease refresh
- Bathroom re-prime as needed
- Mid-lease, tenant-approved slot
The repaint-stretcher.
The full guard
$1,850per year, up to 6 units
- Everything in the half-turn
- One scheduled repaint per unit
- Punch-list photos every visit
- Consolidated year-end invoice
Portfolios over six units quoted flat.
Word of mouth
Three ledgers, three letting managers
Twelve units on the weekly Thursday slot for two years now. The Monday report lands before my coffee, and the deposit disputes over wall condition have gone to zero — the photo sets settle everything.
They painted a one-bed between a Friday checkout and a Monday viewing, and the viewing let it same-day. The card price was the invoice price, to the dollar, with the photos attached.
The scuff-and-mark pass between clean and re-let is the best money in the whole process. Tenants stay longer in a flat that looks maintained, and my repaint cycle went from two years to four.
A turnover used to mean three quotes, two no-shows and a repaint that ate the deposit. Now it means one Thursday email and a Monday report with photographs. My owners think I hired a facilities department; I hired a painting crew with a printer.
Same spec, same two coats, same labelled tin — the work looks like one portfolio because it is painted like one.
The wall
Units we keep turning
The hour-forty-eight clause
If the unit is not photographed, vacuumed and invoice-ready inside the forty-eight hours we booked — for any reason that is ours — the touch-up pass at the next turn is free. Two years in, we have paid it once, on a burst pipe that was not ours, and we said so on the Monday report.
Fair questions
What if the unit is not empty when you arrive?
We do not start. Half-emptied rooms get photographed, the manager gets a call from the doorstep, and the slot rolls to the next standing day with no charge. Painting around furniture is how turns end up billed as repaints.
Can tenants be in place for the scuff pass?
Yes — it is designed for it: one short day, low-odour systems, rooms sequenced so nobody is trapped, and the touch-ups dry before the evening. Landlords approve it; tenants mostly ask whether we do the whole flat.
Whose paint spec do you use?
Ours, unless yours is better: one scuff-resistant matte in a colour your whole portfolio shares, satin woodwork, mould-resistant prime in wet rooms. The tin is labelled with your property code and left where your maintenance person will actually find it.
How do you invoice?
One invoice per unit, per turn, with the before/after photo set attached and the card lines itemised. Weekly-slot managers get everything consolidated on the Monday report — your accountant will frame it.
Do you do check-out inspections?
We photograph, which is most of one: every elevation at hand-over condition, filed to your system in the report. The audit against check-in is yours to run against photos that actually show the walls.
Put the next turn on the calendar.
Send the unit count and the standing day you want. Managers on the weekly slot get the 48-hour promise in writing; everyone else gets the first open Thursday. turns@sixpenceturnover.example