Turns measured in days, not weeks
Complete, professionally managed apartment turnovers at a flat per-unit rate. Paint, clean, repairs, and unit prep under one coordinated team, with one point of contact from scheduling through final walkthrough.
- Standard turnaround
- 3–5 business days
- Rush option
- 24 hours
- Studio from
- $1,600
- 1 bedroom from
- $2,300
- Portfolio rates
- 25+ turns/yr
Every vacant day costs you money.
The difference between a good turnover partner and a great one is measured in days, not weeks — and in units that are genuinely move-in ready, not just visually acceptable.
Gemstar delivers complete, professionally managed turnovers across our full service area. We operate as a single point of contact from scheduling through final walkthrough, handling paint, cleaning, minor repairs, and unit preparation under one coordinated team.
Property managers and regional directors work with us because the process is consistent, the communication is clear, and the pricing has no surprises.
Built for portfolios, not one-off units
Single point of contact
One coordinator. One number. From scheduling to sign-off, across every property in your portfolio.
A supervisor signs off, not the crew
Every unit gets a final walkthrough by a Gemstar supervisor before handoff — not the crew lead reviewing their own work. Timestamped before and after photos are delivered to your team.
Supervised execution
All work performed by Gemstar’s in-house team or vetted subcontractors working under Gemstar supervision and quality standards.
Predictable pricing
Flat unit-based rates. No hidden fees. Scope confirmed in writing before any work begins.
One scope. No tiers to negotiate.
Every unit receives the same complete, standardized scope of work — designed to deliver a genuinely move-in ready unit on a predictable timeline.
- Full repaint — same colour, walls only, two coats
- Standard deep clean — kitchen, bath, floors, cabinets, appliance exteriors
- Light maintenance — bulbs, outlet covers, toilet seat, shower rod, caulking, minor adjustments
- Minor drywall repairs — up to three small patches
- Small junk removal — up to three bags
- Move-in ready inspection
- Before and after photo documentation
- 5-year limited warranty on workmanship
Flat rates by unit type
All pricing is unit-based and inclusive of the base scope. Rates reflect standard unit conditions; add-ons are quoted in writing before work begins. Portfolio agreements convert these ranges into fixed per-unit rates.
| Unit type | Approx. square footage | Price range |
|---|---|---|
| Studio | ~495 sq ft | $1,600 – $1,850 |
| 1 Bedroom | ~746 sq ft | $2,300 – $2,600 |
| 2 Bedroom | ~1,043 sq ft | $3,100 – $3,450 |
| 3 Bedroom | ~1,350 sq ft | $3,850 – $4,300 |
| Townhouse / 2-level | ~1,600 sq ft | $4,600 – $5,200 |
Rates are guidelines based on the square footages shown. Units differing meaningfully in size, layout, or condition may require a revised quote. All pricing is confirmed in writing prior to the start of work.
Committed volume earns a fixed rate card
Properties committing to annual turn volume receive preferred rates and a locked rate card for the length of the agreement. Portfolio agreements convert the ranges above into fixed per-unit rates, so your cost per turn is a number you can budget against.
| Annual turn volume | Rate | Additional terms |
|---|---|---|
| Under 25 turns | Standard rate card | Quoted per unit |
| 25 – 49 turns | 5% below standard | Rates fixed for 12 months |
| 50 – 99 turns | 8% below standard | Rates fixed for 12 months · priority scheduling |
| 100+ turns | 12% below standard | Rates fixed for 24 months · dedicated coordinator · waived after-hours fees |
Add-ons, quoted before they happen
Unit conditions vary. Add-ons are assessed during the initial walkthrough and quoted in writing before any additional work begins. There are no surprise line items. All standard preparation necessary for a clean, professional finish is included.
| Service | Price range |
|---|---|
| Heavy drywall patching | $75 – $150 per wall |
| Full colour change | +$0.25 – $0.40 per sq ft |
| Door repainting, both sides | $75 – $125 per door |
| Door casings | $20 – $35 per opening |
| Mouldings | $2.50 – $3.00 per linear ft |
| Ceiling painting | $0.60 – $0.90 per sq ft |
| Interior appliance cleaning | $50 per appliance |
| Carpet shampooing | $50 – $100 per room |
| Odour remediation | $150 – $300 |
| Medium junk removal 4–8 contractor bags, or one small furniture item | $150 – $300 |
| Large junk removal 9–20 bags, or multiple furniture pieces; two technicians | $300 – $600 |
| Faucet replacement | $125 – $175 |
| Light fixture replacement | $75 – $125 |
Junk removal excludes heavy appliances, hazardous materials, and construction debris beyond minor drywall scraps.
When your timeline demands it
| Scheduling option | Additional fee |
|---|---|
| 24-hour rush turnover | +$250 – $400 |
| Weekend turnover | +$150 – $250 |
| After-hours site access | +$100 – $200 |
| Priority scheduling packages | Included at 50+ annual turns |
A unit isn’t complete until it passes our review.
Not the crew’s review. Ours.
- Final walkthrough completed by a Gemstar supervisor, not the crew lead
- Timestamped before and after photo documentation delivered to your team
- Checklist-based handoff confirming every base scope item is complete
- Direct communication throughout — no chasing required
We maintain the rest of the property too.
Our Facility Maintenance Partnership Program assigns a dedicated crew to your portfolio on a quarterly schedule — common areas, corridors, exteriors, and preventive repairs — so one vendor covers both vacant units and everything around them.
Turnover and maintenance can be combined under a single agreement.
Ready to streamline your turnover process?
Let’s discuss your portfolio, establish preferred vendor status, or walk your first unit at no obligation.