Student housing turnovers · Albany & the Capital Region
Student housing turnovers. 800+ units in a single turn.
One experienced crew cleans, repairs, paints and patches every unit — and turns the hallways and common areas too. 5,000+ units turned to date for Capital Region student-housing operators. One crew instead of a dozen inexperienced vendors.
The whole turn, from one crew that can staff it
Every August the same problem lands on every student-housing manager in Albany, Troy, Schenectady and Saratoga Springs: hundreds of units vacate within days of each other, and every one of them has to be clean, repaired, painted and inspection-ready before the next class of residents shows up with a moving truck. There is no slack in that calendar. A missed unit is a resident with nowhere to sleep.
Most operators handle it by stacking vendors — a cleaning company, a painter, a handyman, a carpet company, a junk hauler — and then spending turn season refereeing them. TPS Pro replaces that stack. We are one crew that cleans, repairs everything, paints and patches walls, ceilings and doors, and finishes the hallways and common areas, all under one contract and one schedule.
Scale is the difference. Local cleaners in this market advertise a hundred or two hundred units a semester. We have turned 800+ units in a single turn and 5,000+ units to date. When your building is too big for the usual vendors to staff, it is the kind of building we are built for.
Anatomy of an 800-unit turn
An 800-unit turn is not a bigger version of a 20-unit turn. It is a logistics job. Here is how we run one, start to finish.
- Units in one turn
- 800+
- Units to date
- 5,000+
- Crews to manage
- 1
1. Pre-turn walkthrough & unit list
Before move-out we walk the property with your team and build the master unit list: every unit, its move-out and move-in date, and what it is likely to need. Common areas, stairwells and amenity spaces go on the same list so nothing is scoped late.
2. Staffing the building floor by floor
We assign crews by floor or by building so each team owns a defined block of units. Units are sequenced by the day they free up and the day they are due, so the tightest move-in dates are always worked first — never left for last.
3. Clean, repair, paint & patch and common areas in one pass
Because one company does every trade, a unit is opened once and finished once. Cleaners, repair techs and painters work the same floor in sequence instead of waiting on another vendor's calendar. Hallways, lounges and laundry rooms are turned alongside the units, not as an afterthought.
4. Daily progress reporting & photo proof
Every day you get a count of units completed against the schedule, plus photos of finished units. You always know where the turn stands and which dates, if any, need attention — without calling around to piece together a status.
5. Final punch & keys
Each unit is checked against the turn checklist before we call it done. Anything flagged goes on a punch list and is closed out, then units and keys are handed back floor by floor, move-in ready.
What every unit gets — published, so you can compare
A turn is only as good as its scope. This is the checklist our crews work to in every unit and common area. We adjust it to your standard at the walkthrough, and you can hold any bid — including ours — against it.
Bedrooms
- Closets, shelving and rods wiped out
- Furniture moved, cleaned under and behind
- Windows, sills, tracks and blinds cleaned
- Doors, frames, knobs and switch plates wiped
- Wall holes, dings and anchor damage patched
Kitchens
- Cabinets and drawers emptied and degreased inside and out
- Counters, backsplash and sink scrubbed and sanitized
- Refrigerator and freezer cleaned inside, outside and behind
- Range, oven, hood and microwave degreased
- Loose hardware, hinges and cabinet doors repaired
Bathrooms
- Tub, shower and tile scrubbed; soap scum and mildew removed
- Toilet cleaned top to base and sanitized
- Vanity, mirror and medicine cabinet cleaned
- Fixtures descaled; caulk touch-up where needed
- Exhaust fan cover and vents cleaned
Walls, ceilings & doors
- Nail holes, dings and gouges patched and sanded
- Touch-up or full paint to your standard
- Ceiling marks and stains patched and painted
- Doors and frames repaired, patched and painted
- Baseboards and trim wiped and touched up
Floors
- Carpets extracted, not just vacuumed
- Hard floors swept, scrubbed and finished
- Stains spot-treated
- Thresholds and transitions checked
- Damaged flooring flagged or repaired in scope
Common areas & hallways
- Hallways and stairwells cleaned, patched and painted
- Lounges, study rooms and laundry rooms turned
- Fitness rooms and amenity spaces cleaned
- Entryways, mail areas and elevators detailed
- Trash rooms cleaned and deodorized
Trash-out
- Everything left behind removed from units
- Furniture and debris hauled from common areas
- Final sweep of every unit before sign-off
- Unit photographed at completion
- Keys returned with the finished floor
Instead of a dozen inexperienced vendors
Splitting a turn across four or five vendors creates four or five schedules, four or five invoices and a lot of gaps. The cleaner will not touch the drywall. The painter says the patch was not in scope. The handyman shows up after the carpet was already cleaned. Every gap is a place where a move-in date slips.
When one crew owns the unit, those gaps close. The same company that cleans the kitchen repairs the cabinet door, patches the wall and paints it — in one visit, on one schedule. You get one point of contact, one invoice and one company accountable for every unit and every hallway in the building.
We come ready to work, not ready to do paperwork. TPS Pro is fully insured, and your W-9 and certificate of insurance arrive before day one. Procurement teams can grab everything from our vendor packet. And because turn season does not keep business hours, we are open 24/7 — when a unit frees up at 6 p.m. and has to be ready by morning, the crew is already on it.
Turn season runs May–August. Reserve early.
The operators who book first get the windows they want. Here is how a typical season lays out.
February–March: reserve
Peak windows book as early as February. Send your unit count, buildings and target move-out and move-in dates, and we hold your window.
March–April: walkthrough
We walk the property, confirm the turn checklist and your paint and repair standards, and deliver a written scope and price.
May–June: early turns
Spring move-outs and summer sessions start the season. Early units and common areas get turned first.
July–August: peak turn
The big push before fall move-in. Crews staff the building floor by floor with daily progress counts and photos.
Student turnovers near every Capital Region campus
We turn student housing from single landlords with a few houses to communities running hundreds of units. Pick your campus for local details.
UAlbany & Pine Hills
Off-campus houses and apartment buildings around the uptown and downtown campuses.
Turnovers near UAlbany →RPI & Troy
Student housing in Troy near RPI and Hudson Valley CC.
Turnovers near RPI →Skidmore & Saratoga Springs
Student and rental turns in Saratoga Springs around Skidmore College.
Turnovers near Skidmore →Union College & Schenectady
Off-campus apartments and houses around Union College.
Turnovers near Union College →Student-housing operators who hand us the building
The Coda and The Mayflower are student-housing communities in Syracuse — proof our crews can run a turn well outside the Capital Region.
From our own units
Everything else the building needs
Planning your season? Read our student housing turnover guide for Albany and what drives student turnover cost, or request a quote.
Student turnover FAQ
Straight answers to what property managers ask before they hand us a building.
How many units can you turn at once?
We regularly turn 800+ units in a single turn and have turned more than 5,000 units to date across the Capital Region. Whether you have a handful of units or an entire student community, we staff the whole building with one experienced crew.
Do you just clean, or do you also repair?
We do both. A TPS Pro turn is full-service — we deep clean, repair everything that needs fixing, paint and patch walls, and turn the common areas too. You get the whole make-ready from one company instead of chasing a cleaner, a painter, and a handyman separately.
How far in advance should we book a turn?
Peak turn season runs May through August, and those windows book as early as February. The sooner you reserve your unit count and target dates, the better we can schedule your building — peak-season spots fill fast.
What campuses and areas do you serve?
We turn student housing around UAlbany, RPI, Skidmore, Union College and Hudson Valley Community College, covering Albany, Troy, Schenectady, Saratoga Springs and Clifton Park across the Capital Region. We also run turns for student-housing clients outside the region, including The Coda and The Mayflower in Syracuse.
Are you insured?
Yes. TPS Pro is fully insured, and we provide a certificate of insurance (COI) before day one so your turn starts with the paperwork already in place.
How do you keep large turns on schedule?
We build a unit-by-unit schedule against your move-out and move-in calendar, staff the building floor by floor so trades work in parallel, and send daily progress counts so you always know where the turn stands. One company owns the whole timeline.
What's included in a make-ready?
A make-ready covers the full unit — kitchen and bath sanitizing, floors and carpet extraction, walls painted and patched, fixtures and appliances cleaned, windows, and a full trash-out — plus common areas like hallways, stairwells, lounges, laundry, and gym. Every unit is checked against a make-ready punch list before handoff.
Can you handle both cleaning and light repairs in one contract?
Yes. One company, one contract covers cleaning, repairs, paint, patch, and common areas. You don't juggle multiple vendors or hope they all show — TPS Pro is the single crew accountable for the entire turn.
Do you send photos of finished units?
Yes. Completed units are photographed as they are signed off, so your team can see finished work without walking every floor, and you have a record of the condition each unit was handed back in.
Reserve your turn window
Tell us your unit count and target dates. We come back with a unit-by-unit plan and a real number — usually within one business day.
- 800+ units in a single turn · 5,000+ to date
- Clean, repair, paint & patch and common areas — one crew
- Procurement team? Get our vendor packet