Rental turnover repairs for Calgary landlords

Every day a rental sits empty between tenants is lost rent. For Calgary landlords, whether you own one basement suite in Bowness or a handful of condos in the Beltline, the turnover window is where small repairs pile up: anchor holes in the walls, a cracked toilet seat, blinds that will not lift, a bathroom fan cover hanging off.

Most turnover work is a list of small fixes, and the fastest way to get it done is in one visit with one quote. This guide gives you a turnover repair checklist that works for Calgary rentals, explains how to quote it quickly by text, and notes what needs a licensed trade.

Start with the move-out inspection

In Alberta, landlords and tenants are required to do move-in and move-out inspection reports under the Residential Tenancies Act. The move-out inspection is also your repair list. As you walk through:

• Take a photo of every wall, every door and every fixture, even if they look fine
• Note what is damage beyond normal wear and tear, and what is normal wear
• Write down every small issue, room by room

Those photos do double duty: they document the condition of the unit, and they are exactly what you need to send for a repair quote.

The turnover checklist

Walls and paint

• Anchor holes from TV mounts, shelves and pictures
• Doorknob holes behind doors
• Scuffs and marks along hallways and stairs
• Nail pops and hairline cracks
• Patches of different paint from previous touch-ups

Patching and painting in one visit is the most efficient approach. Walls usually look best painted corner to corner rather than spot touched. See drywall repair in Calgary and interior painting in Calgary.

Tip: keep the paint brand, colour name and sheen for each rental on file. Using one standard colour across all your units makes every future turnover faster.

Kitchen

• Cabinet doors that sag or do not close, fixed by adjusting or replacing hinges
• Loose cabinet handles and drawer fronts
• Drawer runners that stick or have come off the track
• Caulking at the backsplash and around the sink
• Range hood filter and light bulbs

Bathroom

• Tub and shower caulking, usually redone at every turnover if it shows mildew. See caulking and sealing in Calgary.
• Running toilets, often a worn flapper or fill valve
• Loose or cracked toilet seats
• Towel bars and toilet paper holders pulled out of the drywall
• Bathroom fan covers and vanity light covers
• Dripping taps that need a cartridge or washer

Doors and windows

• Doors that rub, will not latch or have loose handles
• Closet doors off their tracks, particularly bifold and sliding doors
• Door stops, so the doorknob hole does not come back
• Window screens torn by pets or hail
• Blinds that are broken or will not lift

Fixtures and safety

• Burnt-out bulbs, including high or awkward ones
• Missing or dated light fixtures that can be swapped
• Smoke and carbon monoxide alarms tested and replaced if past their date
• Locksets and deadbolts changed between tenants

Outside, for houses and duplexes

• Fence gates and latches
• Deck boards and railings
• Exterior caulking
• Eavestroughs and downspouts

Getting it quoted fast

The quickest route is to text your move-out photos, numbered or grouped by room, with a short note for each item. Include:

• The address area or neighbourhood
• How to access the unit (lockbox, property manager, onsite)
• Whether you are supplying materials, like a specific paint colour or replacement blinds, or want them picked up
• Your target date for the unit to be ready

You get one price for the list, before anything is booked. See how handyman pricing works in Calgary.

Normal wear versus damage

Alberta tenancy rules separate normal wear and tear from damage, and the move-in and move-out reports are where that gets settled. Faded paint, light scuffs and worn carpet traffic paths are generally treated as normal wear. Large holes, broken fixtures and burns are more likely to be damage. Clear photos from both inspections make that conversation easier, and the same photos show exactly what needs to be repaired.

Condo rentals

If your rental is a condo, some items may be the condo corporation's responsibility, not yours, and some changes need board approval. See condo repairs in Calgary for what usually falls on the owner and what goes to the board.

Basement suites and secondary suites

Calgary has many legal secondary suites, and plenty of homes with older basement suites. Turnover in a basement suite often includes:

• Checking that the egress window opens and is clear
• Smoke and CO alarms in the suite
• Door closers and weatherstripping on the suite entrance
• Drywall and paint, often in tighter spaces

Between-tenancy maintenance

The turnover is also a chance to do maintenance that is awkward with a tenant in place:

• Re-caulk the tub before it fails
• Replace worn weatherstripping
• Tighten all door hardware and cabinet hinges
• Swap old light fixtures for simple, consistent ones you can stock spares for

Doing these now cuts mid-tenancy service calls.

Minimum standards

Alberta has minimum housing and health standards that rental properties must meet. Most items on this list help keep a unit in good condition, but it is the landlord's responsibility to know and meet the current standards.

Timing the work

The tightest turnovers happen when the outgoing tenant leaves on the last day of the month and the new one arrives on the first. If you know a unit is turning over, send photos from a pre-move-out walk-through a week or two ahead, so the quote is ready and a time is held. Paint and drywall come first, since they need drying time, then hardware, fixtures and caulking. Caulking needs its cure time before the shower is used, so it should not be the last thing done on the morning the new tenant arrives.

Reducing wear next time

A few small changes cut repairs on the next turnover:

• Door stops behind every door
• Washable paint finishes in hallways and kitchens
• Picture rail hooks or a few pre-installed anchors, so tenants hang things without new holes
• Simple, standard light fixtures and hardware you can stock spares for

Working with property managers

If a property manager handles your unit, they can text the photos and coordinate access directly. Payment can be by Interac e-Transfer, cash or bank draft, and invoices can go to whoever you choose.

For everything Kaur Handyman does, see the services list.

Free quote by text

Send your turnover list

Send a photo of the job, your neighbourhood and the days that suit you. You get a price back before anything is booked. Materials are agreed in the quote, and you can pay by Interac e-Transfer, cash or bank draft.

647‑806‑8070

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Calgary NW, NE, SW and SE, plus Airdrie and Chestermere.

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