Rental Kitchen Turnover
A rental kitchen turnover is the four-to-five-working-day refresh between tenants — cabinet repaint, counter refresh, new sink and faucet, new pulls, paint, and a re-caulk — built around the relisting window and priced for a portfolio, starting at $5,000 for a basic single-unit turnover. The tenant moved out Friday, the listing photos are scheduled the following week, and the kitchen needs to read as fresh in the listing carousel without the budget of a full remodel. Handis turns it around in four to five working days, photographable on day five, with a single point of contact across multi-unit contracts and volume discount on three units or more. The licensed Washington L&I plumber handles the sink supply, the dishwasher reconnect, and the disposal swap. For property managers, real-estate agents, and small residential investors who run a portfolio and need a known-quality, known-cost, known-timeline kitchen refresh on every turnover.
Scope
What a Rental Kitchen Turnover Includes
A rental kitchen turnover is the package built for the timing and the economics of a tenant transition or a relisting. The scope is fixed, the timeline is fixed, the finishes are durable mid-range product lines that hold up to tenant use and photograph well in a listing carousel. Four to five working days from demo to photo-ready. Volume discount on three or more units. The product list standardizes across the portfolio so every kitchen in a property manager's book reads consistent — same paint color, same quartz pattern, same sink, same fixture finish, same pulls across the portfolio.
Cabinet Repaint in Place (Or New Fronts on Older Units)
Standard turnover scope is cabinet repaint in place — pull every door and drawer front, sand to bond profile, prime, spray two coats of cabinet enamel (Benjamin Moore Advance or Sherwin-Williams Emerald Urethane Trim Enamel) in the standardized portfolio color, rehang with new pulls. On older units with dated raised-panel fronts, a vanity-style front swap to shaker on the existing boxes is the move that lifts the unit to current; shop lead time runs four to six weeks so the order goes in the moment the contract signs.
New Quartz Countertop (Or Counter Refresh)
Standard turnover counter is a new quartz slab (mid-range, in-stock, in the standard portfolio color) — template the existing layout, fabricate off-site, set seamed and silicone'd. The fast option on lower-tier units is a counter refresh — buff the existing solid-surface or laminate, repair any chips, and re-caulk the seams; not new, but presentable for one more cycle. We recommend the new slab whenever the unit math allows.
New Sink and Pull-Down Faucet
Standard catalog sink (Kraus, Ruvati, Elkay) in stainless undermount or top-mount, and a mid-range pull-down faucet (Moen Arbor, Delta Foundations, Pfister Pasadena) in brushed nickel or chrome — durable, in-stock, no special-order. The licensed plumber sub handles the supply and drain reconnect and the dishwasher tail.
New Cabinet Pulls
Pull every old knob or pull, install new pulls or knobs on every door and drawer (template-cut for consistent positioning) in the standardized portfolio finish — brushed nickel, matte black, or champagne bronze per portfolio standard. Soft-close hinge swap is an adder on older units where the existing hinges have gone soft.
Fresh Paint
Two coats of mildew-resistant kitchen paint on walls and ceiling in the standardized property-manager color (typically a clean white or a neutral light gray that photographs well across multiple units). Trim re-painted if specified.
Full Re-Caulk and Touch-Up
Strip every old caulk bead at the sink, the dishwasher seam, the countertop-to-wall seam, and the cabinet-to-floor seam back to clean substrate, treat any visible mildew, and lay fresh 100 percent silicone or paintable acrylic per surface. Touch-up paint on any door dings, chip, or scuff the prior tenant left behind.
Portfolio-Friendly Workflow
Single point of contact across multi-unit contracts. Standardized product catalog (we maintain a tenant-durable, listing-photogenic, in-stock short-list per property manager). Photo report at handoff with dated before-and-after images per kitchen. Net-30 invoicing on portfolios; consolidated billing across multi-unit contracts.
How a Rental Kitchen Turnover Runs
Six sequential phases over four to five working days from initial booking through photo-ready handoff — the actual calendar we run on every rental turnover, optimized for the relisting window and the property-manager workflow.
Booking and Product Confirm (Photo-Based for Property Managers)
A property manager or agent books the turnover by phone or email with photos of the unit; an on-site walk is welcome but not required for known-spec units. Handis confirms the standardized product short-list (paint color, cabinet path, quartz line, sink, faucet, pulls) and locks the calendar for the relisting window. The plumber day is pinned on the calendar.
Demo, Protection, and Cabinet Front Pull (Day One)
Plastic-zip floor-to-ceiling at the kitchen doorway, runners down the entry hallway. Pull every cabinet door and drawer front, label by position, and move to the paint booth in the garage. Remove the existing countertop (or prep for refresh), disconnect the sink. Vacuum and trash-out at end of day. The existing boxes stay; the cooktop and refrigerator stay connected where possible.
Licensed Plumber Half-Day (Day Two Morning) and Cabinet Front Spray (Day Two)
A licensed Washington L&I plumber arrives, disconnects the sink supply and drain, caps the dishwasher tail, swaps the in-wall valve cartridge if the new faucet trim needs it. Cabinet fronts get sanded, primed, and sprayed with the first coat of cabinet enamel in the booth. Second coat applied end of day after cure.
Countertop Set, Sink Install, and Plumber Return (Day Three)
New quartz slab set on the boxes (templated the prior week if the order timing allows; same-day if the unit is on a standard floor plan with template-on-file), seamed and silicone'd. New sink dropped, new faucet installed (Handis). Plumber returns for the supply and drain reconnect and the dishwasher tail.
Cabinet Rehang, Pulls, Paint, and Re-Caulk (Day Four)
Dried cabinet fronts rehung on the boxes with new soft-close hinges if specified, new pulls template-cut for consistent positioning, two coats of mildew-resistant paint on walls and ceiling in the standard portfolio color, re-caulk of every wet seam in fresh silicone with cure-time notice on the door.
Final Clean, Photo Report, and Handoff (End of Day Four or Day Five)
Final clean — wipe every surface, polish the new sink and fixtures, vacuum the floor a final time, pull the protection. Dated before-and-after photo report emailed to the property manager or agent. Unit is photo-ready and showing-ready for the following day. One-year project warranty documented on the invoice.
Rental Kitchen Turnover Pricing
Package pricing depends on kitchen size, whether the cabinet path is repaint or new fronts, whether the countertop is new quartz or refresh, and whether the unit needs condition-driven adders (cabinet bottom rebuild, hinge swap, GFCI receptacle upgrade). Licensed-plumber half-day is in the base. Net-30 invoicing on property-manager portfolios. Volume discount on contracts of three units or more. Request a free estimate for an accurate quote.
Tell us the unit count, the turnover window, and the standard finish — we will quote the contract.
Why Property Managers Book Handis Kitchen Turnovers
Property managers and agents we work with come back to Handis for kitchen turnovers because the package delivers on three things every relisting cycle needs — speed (four to five working days, photographable on day five), predictability (fixed scope, fixed price, fixed timeline, single point of contact), and consistency (same paint color, same quartz pattern, same sink, same fixture finish across the portfolio so every listing carousel reads consistent). Single-trade contractors will not show up for a portfolio of small rental kitchens; the turnover package is built exactly for the portfolio operator.
Four to five working days, photo-ready on day five
The relisting window is the constraint. Tenant out Friday, listing photos the following week, new tenant moving in soon after. The turnover package hits a four-day Monday-through-Thursday calendar so the kitchen is fully photo-ready by Friday — and the same calendar holds across the portfolio when we run consecutive units.
Standardized SKU catalog across the portfolio
We maintain a tenant-durable, listing-photogenic, in-stock short-list per property manager — same paint color (typically Sherwin-Williams Pure White or Benjamin Moore Simply White on cabinets, a neutral light gray on walls), same quartz line, same sink, same faucet, same pulls. The standard product list reads consistent in every listing carousel, ships reliably, and keeps the per-unit math predictable. New SKUs get added by joint decision; the catalog is yours.
Single point of contact across multi-unit contracts
One project lead runs every unit in the contract. The property manager calls or emails one person, gets one consolidated photo report, and receives one consolidated invoice. The volume discount on three or more units is real — the per-unit price drops on the third unit and again on the tenth.
Property-manager invoicing — Net-30, consolidated
Net-30 invoicing on portfolios. Consolidated billing across multi-unit contracts. Tenant security-deposit chargeback documentation provided when the turnover includes condition-driven repairs (e.g., cabinet bottom rebuild traceable to a long-ignored sink leak). Standard W-9 and certificate of insurance on file.
Licensed plumber on site, named on the quote
The licensed Washington L&I plumber half-day is in the package base — they handle the sink disconnect and reconnect, the dishwasher tail, the disposal swap, and any in-wall valve cartridge swap. They are named on the quote and they pull their own permits for their portion of the work. The portfolio operator sees exactly which line is Handis and which line is the licensed sub.
Estimate
Tell us the unit count, the turnover window (single unit or rolling portfolio), the standard finish color you want across the portfolio, and any unit-specific notes (older buildings with cabinet rot, larger units, condo restrictions). We send a written contract quote with per-unit pricing and volume discount applied.
What Property Managers Say
Recent rental kitchen turnover reviews from verified Seattle-area property managers, agents, and investors.
Tenant moved out Friday, listing photos scheduled the following week. Handis came in Monday morning, demoed and protected, plumber Monday afternoon for the sink disconnect, cabinet fronts sprayed in the booth Tuesday, quartz set Wednesday, paint and re-caulk Thursday. Photo-ready Friday morning. New tenant moved in nine days after the prior one. The cycle is the fastest we have hit in the portfolio.
Three units in the same Renton four-plex, three kitchen turnovers, one contract. Volume discount on the second and third units, all three done in twelve working days with the crew sequenced unit to unit. Same paint, same quartz, same sink, same fixtures across the three. The building finally has a consistent kitchen finish across the portfolio.
Twelve-unit duplex portfolio rolling turnover, two units a month across the year. Standardized SKU catalog locked from month one, single point of contact, Net-30 invoicing, one consolidated photo report per month. Per-unit cost dropped on the tenth unit per the volume discount. No surprise line items in twelve months.
Older Capitol Hill unit with a sink that had been leaking under the cabinet for who knows how long — Handis caught the soft cabinet bottom at demo, quoted the rebuild as a written change order, did the carpentry before paint, kept the rest of the turnover on schedule. The change-order paperwork made the security-deposit chargeback clean.
Vanity-style new-front swap on an older 1980s unit — the original raised-panel oak fronts were dated and a repaint would not have lifted the look. Custom shaker fronts on the existing boxes, four-week shop lead time, two days on-site install on the front end of a five-day turnover. The unit re-listed at $200 above the previous monthly rent and rented in five days.
Frequently Asked Questions
Common questions about Handis rental kitchen turnover — pricing, scheduling, multi-unit contracts, invoicing, and what fits the package.