Duplex Turnover Repairs Between Tenants — For Small Landlords
The tenant is out, the next one moves in on the first, and the unit has holes in the walls, a door that will not latch and a closet door on the floor.
Duplex turnover repairs between tenants means fixing everything the last tenant left before the next one moves in, on the landlord's short clock. JMB Builders does it for small landlords with one to a few units across the Twin Cities metro: doors, jambs, trim, closet doors, drywall holes, caulk, and paint as its own line. Send photos of the empty unit; the quote comes back per item within one business day.
- Priced per item, one invoice per unit
- Doors, trim, drywall, caulk and paint
- Quote from photos in 1 business day
- Licensed MN contractor BC809005
A landlord who owns a duplex or a fourplex usually is the property manager: the one who walks the unit after move-out, makes the list and finds someone to fix it before the next lease starts. Most of that list is small carpentry and drywall that a handyman service will not schedule quickly and a remodeler will not come out for.
JMB Builders takes the whole list for one unit in one visit when it fits. You send photos room by room, we price each item, you cross off what you want to leave, and the work is scheduled around the move-in date. You get one invoice per unit, with photos of every finished item, so the repairs are easy to match to the unit's books and to the deposit paperwork.
Items that need a licensed plumber or electrician, like a dripping shower valve or a dead outlet, are called out on the quote so they can be booked for the same window.
What you supply
- Photos of every room of the empty unit, plus the move-out list if you made one
- Move-in date for the next tenant so the work is scheduled ahead of it
- Access: a lockbox code or a key drop, and whether the other unit is occupied
- Paint colors and sheen if the unit is being painted, or leftover cans from the last paint job
- Any parts you already bought, like blinds, a door or cabinet hardware
What JMB supplies
- Replacement interior doors, closet doors, strikes, hinges and door stops to match what is in the unit
- Trim, baseboard and casing splices in a standard profile or matched to the existing
- Drywall patches for door-knob holes, anchor holes and dents, taped and sanded ready for paint
- Caulk at tubs, counters and trim
- Painting of patched walls or the whole unit, quoted as its own line
- Haul-away of damaged doors and trim
- Photos of each finished item and one invoice per unit
How it is priced: per project
Quoted in writing from your photos within one business day. What moves the number:
- How many items are on the list and how spread out they are in the unit
- Door and closet door replacements vs. adjustments to the ones that are there
- Size and number of drywall patches, and whether the walls get painted after
- Whether the painting line covers patched walls only or the full unit
- Matching old trim profiles in older duplexes vs. a standard profile
- Tight turnaround before a move-in date
Photos of every room, including close-ups of each damaged spot, let the quote list every item with no allowances.
How long it takes
A typical duplex unit with doors, trim and patching: one to two days. Add a day or two when the whole unit is painted.
How your project works
- 1
Send photos, get a written quote
Send three photos of the space and a sentence about what you want. You get a clear, itemized quote within one business day. We only come out to measure first when the job needs a tape measure — no pressure, no games.
- 2
Pick materials, or bring your own
We help you choose profiles and materials that fit the house and the budget, or match your existing millwork exactly — or you buy the door or trim yourself and we install it. Everything is confirmed before the crew is scheduled.
- 3
Clean, precise installation
The crew shows up on time, protects floors and furniture, and installs with tight joints and consistent reveals. Photos of the finished work go in your job folder.
- 4
Walkthrough and invoice
We walk the finished work with you. If anything is not right, we fix it before we call the job done. Then one invoice, paid by check or direct deposit — no card fees, no payment links.
Situations and options
Repairs only
Doors adjusted or replaced, jambs and trim repaired, closet doors rehung, drywall patched and sanded. The unit is left primed and ready for your painter or for you.
Repairs and paint
Everything in the repairs-only list, then the patched walls or the whole unit painted. Painting is its own line on the quote so you can compare it or drop it.
Both units of a duplex
When both sides turn over near the same time, both lists are quoted together and scheduled back to back, with a separate invoice for each unit.
Duplex Turnover Repairs Between Tenants — For Small Landlords: questions, answered
What repairs are usually needed on a duplex between tenants?
Most duplex turnovers come down to the same short list: holes in the drywall behind doors, doors that do not latch, a damaged jamb or casing, closet doors off the track, chipped or loose baseboard, worn caulk at the tub, and walls that need paint. JMB Builders prices each of those as its own item from your photos. You pick what gets done before the next tenant moves in.
Can you fix a rental unit before the new tenant's move-in date?
That is how the work is scheduled. Send the move-in date with the photos and the quote shows how many days the list takes. Most single-unit turnovers are one to two days of work, plus paint when it is included.
Do I need a property manager to hire you for turnover repairs?
No. Most small landlords with a duplex or a fourplex manage it themselves, and that is who this service is set up for. You send the photos and the list, approve the items you want, and leave a key or a lockbox code. JMB Builders sends photos of the finished work and one invoice for the unit.
Can you give me an itemized invoice I can use for a tenant's security deposit?
The invoice lists each repair as its own line, with photos of the item before and after, which makes it easy to match to a move-out list. Which items are chargeable to the tenant and which are normal wear is your call as the landlord. If you want the damage documented before any repair starts, a separate move-out walkthrough with photos is available.
Do you paint rental units during a turnover?
Yes. Painting is quoted as a separate line: patched walls only, or the full unit. You can also have the unit left primed and patched and paint it yourself. Send your color and sheen, or the cans from last time, so the touch-ups match.
What if the other side of my duplex is occupied during the repairs?
Work stays inside the vacant unit and its entry, and the noisy steps like cutting are done at normal daytime hours. Tell us which entry and parking to use so the occupied side is not blocked. Nothing in the occupied unit is touched unless you add it to the list.
Recent JMB work, from our job log
59 installs recorded across 30 Twin Cities communities since Dec 2025. Window and door installs for homeowners and for the builders and dealers we sub for. Counts come straight from our job log; no customer names.
Get a written quote for this job
Three photos and a sentence is enough. You hear back within one business day. Or text the photos to 763-204-2099.
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Read morePage reviewed September 26, 2026 · JMB Builders LLC, MN license BC809005 · All property managers pages
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