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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.

Rental kitchen turnover image — wide shot of a freshly turned rental kitchen in clean daylight, white-repainted cabinet fronts on the existing boxes, a fresh quartz countertop, a deep stainless undermount sink, a brushed-nickel pull-down faucet, satin pulls on every door, fresh white paint, and the existing tile floor swept clean, staged for listing photography.

Scope

Photo of a rental kitchen turnover mid-project — cabinet doors removed and labeled in a paint booth in the garage, existing boxes wrapped in plastic, a new sink and a new faucet box staged on the countertop, painter's tape along the walls, a vacuum and a small bin of fixture hardware on a folded drop cloth.
Process

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.

Step 1/6

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.

Step 2/6

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.

Step 3/6

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.

Step 4/6

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.

Step 5/6

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.

Step 6/6

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.

Pricing

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.

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Why Property Managers Book Handis Kitchen Turnovers
Trust

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.

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.

Service cost estimate illustration
Reviews

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.

Sasha L., Single-Unit Turnover (Property Manager)

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.

Marcus T., Multi-Unit Turnover (3 Units)

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.

Patrick H., Multi-Unit Turnover (12 Units, Rolling)

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.

Erica T., Turnover With Cabinet Bottom Rebuild

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.

Daniel R., Turnover With New Fronts
FAQ

Frequently Asked Questions

Common questions about Handis rental kitchen turnover — pricing, scheduling, multi-unit contracts, invoicing, and what fits the package.

How much does a rental kitchen turnover cost?
The basic single-unit turnover starts at $5,000 — a small unit with the existing cabinets repainted in place, a counter refresh, new sink and faucet, new pulls, paint, and re-caulk in four working days. The standard single-unit turnover with new quartz runs $7,500. A mid-tier turnover with full repaint, hinge refresh, and premium fixtures runs $9,000. Larger units run $11,500. A full-cosmetic turnover with new shaker fronts on the existing boxes runs $14,000. Multi-unit contracts qualify for volume discount — $6,500 per unit on three or more units, $5,500 per unit on ten or more. Cabinet bottom repair ($350) and soft-close hinge swap ($18 per cabinet) are common condition-driven adders.
How fast can you start a turnover?
Single-unit turnovers usually start within seven to ten business days of the booking call, often faster for portfolio clients with standing contracts. For property managers and agents on a tight relisting window, we move appointments to start within forty-eight to seventy-two hours when the schedule allows. Rolling multi-unit contracts get priority scheduling and a single point of contact across the units.
Do you provide single point of contact across multi-unit contracts?
Yes. One project lead runs every unit in the contract, handles every booking, and produces every photo report. The property manager calls or emails one person, gets consolidated reporting across the portfolio, and receives one consolidated invoice per month or per contract. Standardized SKU catalog locked from contract start so every unit reads consistent in the listing carousel.
What invoicing do you support for property managers?
Net-30 invoicing on portfolios. Consolidated billing across multi-unit contracts. Standard W-9 and certificate of insurance (general liability + workers' compensation) provided on file. Tenant security-deposit chargeback documentation (photos + written scope) provided when the turnover includes condition-driven repairs traceable to tenant misuse or neglect. We can also support direct ACH or check, your preference.
Can you do a counter refresh instead of a new countertop on lower-tier units?
Yes — and this is the cheapest path for older units with a solid-surface counter that has good bones. The counter refresh is a buff, a chip repair, and a re-caulk of the seams — not new, but presentable for one more cycle. The refresh shaves roughly $2,000 to $3,000 off a new quartz install. Works well on units where the next rent step is modest; for units where the listing strategy aims at a higher rent step, the new quartz pays back in the rent number.
What finishes do you recommend for tenant-durable rental kitchens?
Mid-range product lines that hold up to tenant use and photograph well — Kraus, Ruvati, or Elkay sinks in stainless undermount; Moen Adler, Delta Foundations, or Pfister Pasadena faucets in brushed nickel or chrome; mid-range quartz from MSI Q, Caesarstone Standard, or Cambria Standard in a clean white-with-veining pattern that photographs cleanly across multiple units; brushed-nickel or matte-black pulls from Liberty or Amerock; Sherwin-Williams Pure White or Benjamin Moore Simply White cabinet repaint; a neutral light gray wall paint that photographs cleanly across multiple units. We can customize the SKU catalog to your portfolio standard.
Do you handle the plumber portion yourselves?
No. The licensed Washington L&I plumber half-day is in the package base. They handle the sink supply and drain disconnect and reconnect, the dishwasher tail, the disposal swap, and any in-wall valve cartridge swap. They are named on the quote with their hours and their portion of the price written out. They pull their own permits for their portion of the work as the responsible licensed party.
What if the unit needs more than the standard turnover scope?
We tell you on the booking call (or on day one of demo) and quote the additional scope as a written change order. The most common scope additions on older units are cabinet bottom rebuild from a long-leaking sink ($350), soft-close hinge swap when the existing hinges are sloppy ($18 per cabinet), GFCI countertop receptacle replacement when the existing boxes are non-compliant, and full new-front swap when the existing fronts are beyond repaint ($4,000 to $7,000). Each adds to the per-unit price but does not always lengthen the four-day calendar.
Can you do back-to-back turnovers across consecutive units in the same building?
Yes — and this is the cheapest way to run a multi-unit contract. Sequenced unit-to-unit turnovers consolidate the licensed-plumber days and the protection setup across units, reducing per-unit cost. A three-unit building runs in twelve working days; a five-unit building runs in eighteen; a twelve-unit rolling contract runs at two units per month on a known cadence. The volume discount is real.
Do you cover units outside Seattle proper?
Yes — most of the Puget Sound region is in service area, from north Seattle and Shoreline through Bellevue, Redmond, Issaquah, Sammamish, Renton, Tukwila, Burien, and south to Federal Way. Portfolio contracts on the I-90 corridor (North Bend, Snoqualmie) are covered with a travel premium added per unit; we will name it on the quote. Outside that radius we will tell you on the call if the math works for the portfolio.
Is the work guaranteed?
Yes. Handis carries general liability and workers' compensation; every technician has cleared a background screening. The one-year project warranty covers cabinet repaint or front install, sink and faucet install, pulls, paint, and re-caulk — if anything in our scope fails inside a year, we come back and fix it at no extra charge. The warranty travels with the unit (not the tenant). The countertop slab warranty travels with the fabricator (typically 10 to 15 years on quartz). The licensed-sub portion carries its own Washington L&I-trade warranty, also named on the quote so the property manager knows whom to call for what.

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