Rental Turnover Painting in Fort Worth, TX

Most standard turnovers take two to four days from the time we get the keys. A one-bedroom apartment with normal wear can often be done in two days, including patching and touch-up after drywall mud dries. A three-bedroom house with damage, dark accent walls and ceiling stains might take four or five. We'll give you a realistic window at the first walk so you can line up cleaners, carpet and leasing photos behind us.

Speed comes from routine, not rushing. We stock your standard colors before the unit is vacant, bring patch materials and stain blockers on every trip, and sequence the work so mud dries while we prime other rooms. If you have back-to-back move-outs at the end of the month, tell us early and we'll schedule crews across your units in the order your leasing team needs them. Lockbox codes and gate access get confirmed the day before.

Turnovers go faster and cost less when every unit uses the same colors and sheens. We keep a record for each of your properties listing wall color, trim color, ceiling white, sheens and the product line, so we never guess at a match. If your units currently have five different beiges from years of different painters, we'll suggest standardizing to one durable neutral as units turn over. That way the next turnover starts from a known baseline.

For walls, we usually recommend a washable eggshell or a low-sheen matte that handles touch-ups well. Flat paint is cheaper but marks easily, and higher sheens make touch-ups visible. Trim and doors get a semi-gloss enamel that wipes clean. Kitchens and baths get satin or semi-gloss with mildew resistance. Those choices cut down on full repaints at future turnovers, because spot touch-ups blend instead of flashing. Over a few years, the savings add up across a portfolio.

• One wall color and one trim color per property where possible
• Washable eggshell or low-sheen matte on walls
• Semi-gloss enamel on trim, doors and frames
• Color records kept by property address and unit type

Typical move-out damage includes nail holes, anchors from TV mounts, door knob holes, scuffs, crayon, marker and occasionally smoke staining. Small holes get lightweight spackle. Anchor holes and TV mount holes get filled, taped if needed, and sanded smooth. Door knob holes usually need a self-adhesive patch and two coats of joint compound. We'll photograph unusual damage before repairs so you have records for the security deposit. Those photos also help settle disputes later.

Smoke, marker and water stains won't stay covered with regular paint. We seal them with a stain-blocking primer, shellac-based for nicotine and heavy marker, and waterborne for lighter stains, before finish coats. Pet damage like scratched door bottoms and chewed trim gets sanded, filled and primed. If drywall damage goes beyond patching, such as large holes or water-soaked sections, we'll quote the repair separately so you can decide. Nothing gets hidden behind fresh paint.

Not every turnover needs a full repaint. If the last tenant stayed a year or less and the walls were painted in your standard color, a patch-and-touch-up might be enough. Longer tenancies, smokers, dark tenant colors or heavy wear usually call for a full wall repaint. We'll walk the unit and give you both prices when it's close, so you can decide based on the unit, the rent and your next leasing goal.

Ceilings are usually only touched up unless there's a stain or smoke residue. Trim and doors are repainted when scuffs and dings are widespread, or spot painted when damage is limited. Accent walls painted by tenants without permission need extra coats to cover, so we note that separately. This approach keeps the average cost per turnover down across a portfolio, which matters more than any single unit. We track which units got full repaints and when.

A turnover involves several trades, and paint sits in the middle of the sequence. We prefer to go in after maintenance has fixed plumbing leaks, replaced broken blinds and swapped out damaged doors, but before the final clean and before new carpet or vinyl plank goes down. That order keeps drips off new flooring and lets the cleaners remove our dust along with everything else. If your schedule forces carpet first, we'll mask it carefully and use extra drop cloths.

Your leasing team usually wants photos as soon as possible. We'll tell them the day the walls will be dry and the unit clean enough to shoot, so listings go live without waiting on a final walkthrough. When a unit has an applicant waiting, call us and mark it as a rush. We'll move that door to the front of the line and adjust our other turnovers around it. Rush pricing is quoted up front.