Turnover Punch List Carpentry — One Visit, Priced Per Item
The make-ready list has fourteen small carpentry items on it and the unit shows on Friday. We take the list, show up once with the parts, and send you photos and one invoice.
JMB Builders is a turnover punch list contractor for landlords and property managers across the Twin Cities metro. Send the make-ready list and photos, and we fix the carpentry items in one visit: doors that do not latch, split jambs, damaged trim, closet doors off track, shelving, cabinet doors and drawers, towel bars and blind brackets. Priced per item, invoiced per unit, photos of every item in your job folder.
- Priced per item, invoiced per unit
- One visit for the whole carpentry list
- Common parts kept on the truck
- Photos of every item in your job folder
- Licensed MN contractor BC809005
A turnover punch list is a pile of small carpentry jobs that nobody wants to make five trips for. A bedroom door that does not latch, a closet bifold on the floor, a bathroom towel bar pulled out of the drywall, a kitchen drawer front hanging by one screw, a blind bracket ripped out of the window casing, a strip of baseboard chewed by the last tenant's dog. None of it is big. All of it has to be done before the unit shows.
We run that list as one visit. You send the items and a photo of each, we price it per item, and we come with the common parts already on the truck: hinges, strikes, latches, bifold hardware, closet rod brackets, shelf standards, cabinet hinges and pulls, towel bar anchors, blind brackets, stock casing and baseboard. The crew works the list top to bottom, photographs each item done, and you get one invoice per unit.
Bigger items on the same list, like a prehung door swap, a kicked-in jamb or a full baseboard replacement, are priced the same per-item way and done on the same visit; those have their own pages if you want the detail.
What you supply
- The punch list by unit, one line per item, with a photo of each item where you can
- Unit access and the date the unit has to be ready
- Your hardware and trim standards if the building has them: lever style and finish, closet door type, cabinet pulls
- Any parts you stock and want us to use; otherwise we bring ours
- Paint spec for trim if you want us to paint what we fix — painting is quoted as a separate line, or your painter does it
What JMB supplies
- One crew, one visit, working the list in order with the common parts on the truck
- Door work: latch and strike alignment, hinges, privacy locks, stops, doors planed to close, slab or prehung swaps when a door is past fixing
- Jamb and trim repair: split jambs spliced or replaced, casing and baseboard sections matched and replaced, shoe reset
- Closet doors rehung or replaced, tracks and guides fixed, closet rods and shelves reset into solid blocking
- Cabinet doors rehung, hinges replaced, drawer fronts and slides fixed, pulls and knobs replaced
- Towel bars, toilet paper holders, hooks and blind brackets reanchored into blocking or proper anchors, drywall patched where they tore out
- Filled and caulked, ready for the painter; painting of repaired trim as its own line when you want it
- Photos of every completed item and one invoice per unit
How it is priced: per unit
Quoted in writing from your photos within one business day. What moves the number:
- Number of items on the list; each is priced as its own line and the unit total is the sum
- Small hardware fixes vs. items that need a part, like a new door slab, a bifold set or a jamb
- Drywall patching behind a torn-out towel bar or bracket before it can be reanchored
- Whether you supply parts from your own stock or we bring them
- How many units in the same building on one visit; the trip cost spreads across them
- Matching an odd trim profile or cabinet hinge vs. a standard part
- Painting of repaired trim and doors as a separate line, or left for your painter
Send the list with a photo per item and the ready-by date. We send back the list priced per item, you approve the lines you want, and we schedule it.
How long it takes
A typical turnover list of ten to fifteen small items: one visit, usually half a day to a day. Several units in one building: scheduled back to back by your ready dates.
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
Doors that do not close or latch
Strike moved, latch adjusted, hinges reset or replaced, door planed if it rubs. A door with a hole gets a new slab into the existing jamb or a prehung swap, priced as its own line.
Closet doors and shelving
Bifolds and bypass doors rehung with new pivots, guides and track, or replaced when they are broken. Closet rods and shelf cleats reset into blocking so they stop pulling out.
Kitchen and bath cabinet items
Cabinet doors rehung, hinges swapped, drawer slides replaced, drawer fronts reattached, pulls and knobs replaced to the building standard. Cabinet boxes stay; we fix what hangs on them.
Bath and window hardware
Towel bars, paper holders and hooks reanchored into blocking or proper anchors with the drywall patched. Blind brackets remounted into the casing or header so the blinds stop falling.
Trim and baseboard sections
Chewed or gouged baseboard, cracked casing and missing shoe replaced in the matching profile and left primed for the painter, or painted as a separate line.
Turnover Punch List Carpentry — One Visit, Priced Per Item: questions, answered
What carpentry items do you handle on an apartment turnover?
The small stuff that keeps a unit from showing: interior doors that do not latch or close, split jambs, damaged casing and baseboard, closet doors off track or missing, closet rods and shelves pulled out, cabinet doors and drawers off their hinges and slides, towel bars and hooks torn out of the wall, and blind brackets ripped out of the casing. Bigger items like a door replacement or a kicked-in frame go on the same list and the same visit.
How do you price a turnover punch list?
Per item. You send the list with a photo of each item, we send it back with a price on every line, and you approve the ones you want. The unit total is the sum of the lines, and it goes on one invoice per unit. Several units in one building on one visit brings the per-unit number down because the trip is shared.
Can you do the whole punch list in one visit?
That is the point. We keep the common turnover parts on the truck: hinges, strikes, latches, privacy locks, bifold pivots and track, closet rod brackets, shelf cleats, cabinet hinges, drawer slides, towel bar anchors, blind brackets, stock casing and baseboard. With the list and photos ahead of time we know what to bring, and a typical list is done in half a day to a day. A special-order door or an odd part is the only thing that takes a second trip.
Do you use our hardware and parts or yours?
Either. If you stock a lever, a closet pull or a cabinet hinge for the building, leave it in the unit or tell us the spec and we match it. If not, we bring standard parts and can set a building standard with you so every unit we touch gets the same lever, the same finish and the same pull. That keeps your maintenance staff carrying one set of spares.
How do we know the punch list work is done without walking the unit?
Every item gets a photo when it is finished, and the photos go in your job folder the same day, labeled by unit. The invoice lists each item as a line so you can match photos to lines. Paid by check or direct deposit, one invoice per unit, with the unit number on it so it lands in the right ledger.
Do you paint the trim and doors you repair on a turnover?
Yes, as a separate line. Repaired trim and any new door goes in primed, filled and caulked, ready for paint. Most managers have a painter repainting the unit anyway, so the trim gets painted with the walls. If you would rather we do it while we are there, give us the building's trim spec and it is priced as its own line on the same invoice.
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.
Related jobs we do
Rental Turnover Door Replacement — Prehung Swaps by the Unit
A turnover with a broken bedroom door and a unit entry that does not lock is a turnover that is not rentable. We swap the doors, match the trim and send you the photos and one invoice per unit.
Read moreBaseboard Repair for Rental Units — Splice, Section or Whole Unit
Chewed corners, kicked-off sections, baseboard swollen from a leak or missing behind where the fridge was — we splice, replace or swap it out on the turnover so the unit shows clean.
Read moreCloset Doors for Rental Units — Bifold and Bypass Sets in Bulk
Closet doors are the first thing tenants break and the first thing a prospect notices missing. We put a working set on every closet, in the size the building uses, and send the photos.
Read moreKicked-In Door Frame Repair — Jamb Splice or Full Jamb
The jamb split at the strike, the casing is in pieces and the door will not lock. We rebuild the strike side, reinforce it and match the trim so the door is secure and looks like nothing happened.
Read moreDoor Won't Latch — Strike, Hinge and Hardware Fixes
The bedroom door drifts open, the bathroom door needs a shoulder, the front door latches only if you lift it. Small fixes, done right, before anyone talks about replacing the door.
Read moreExterior Window Trim After New Siding Replacement
The siding is done, the windows are sitting in a thin strip of J-channel, and the house still looks unfinished. We trim them out in boards that shed water and last.
Read morePage reviewed September 24, 2026 · JMB Builders LLC, MN license BC809005 · All property managers pages
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