Unit Turn Manager

Job Description

Job Description

NOAH Property Management

Position Title: Unit Turn Manager
Reports To: Director of Centralized Operations
Location: Greenville and Spartanburg, South Carolina

POSITION SUMMARY
The Unit Turn Manager is responsible for the make ready process at an assigned group of NOAH
communities. Working under the direction of the Property Manager, this position coordinates the
vendors, inspections, scheduling, and documentation required to return vacant apartment homes to
leasable condition on a consistent and cost effective timeline.

This is a supervisory and coordination position. The Unit Turn Manager directs outside vendors and
contractors and is not expected to perform repairs personally. The position also serves as a primary
reporting source to management on the overall physical condition of the assigned communities.

ESSENTIAL DUTIES AND RESPONSIBILITIES

Make Ready and Unit Turn Process
• Manages the unit turn process from move out through final acceptance, including move out and
move in inspections, scope development, vendor scheduling, trash outs, punch work, and light
capital improvements.
• Inspects each completed unit prior to release to leasing and confirms the apartment home is fully
move in ready. Units are not released with incomplete or reduced scope.
• Maintains a median unit turn cycle time of fourteen days or less.
• Coordinates turn scheduling with the Leasing Agent and Property Manager so that ready dates
support current leasing demand, notices to vacate, and renewal activity.

Vendor and Contractor Oversight
• Schedules, supervises, and evaluates vendors and subcontractors performing turn and make ready
work.
• Participates in a weekly quote review with the asset manager to verify pricing accuracy and
confirm that approved scope has not been reduced in order to lower short term cost.
• Enters the purchase order in Entrata directly from the approved vendor quote so that work can be
released to the vendor immediately and the invoice can later be matched to an approved scope
and dollar amount.
• Routes any purchase order above the established approval threshold to the Property Manager or
asset manager for approval before the work is released. No turn work is scheduled or performed
without an approved quote and a corresponding purchase order in place.

• Issues a revised quote and an updated purchase order before any change in scope or cost
proceeds, so that the purchase order always reflects the work actually authorized.
• Documents vendor performance issues and escalates repeat deficiencies to the Property Manager
with supporting records.
• Assists with sourcing and onboarding of additional vendors as portfolio volume requires.
• Weekly meeting to review unit turn quotes and progress with asset managers.

Property Condition Reporting
Observes and reports the general physical condition of the assigned communities to the Property
Manager and regional leadership. Reportable conditions include any item affecting resident safety, curb
appeal, resident experience, or the long term value of the asset, including but not limited to the
following:
• Grounds and landscaping conditions, including overgrowth, dead or declining plant material,
mulch and bed condition, irrigation failures, tree and limb hazards, erosion, missed or incomplete
landscaping service visits, and general landscape contract performance.
• Exterior and common area conditions, including lighting outages, signage, fencing and gates,
roofing, gutters, siding, paint, sidewalks, parking lot surfaces, striping, and pot holes.
• Amenity and building systems, including playgrounds, laundry facilities, mail areas, breezeways,
pool areas, and shared equipment.
• Trash and debris accumulation, dumpster overflow, illegal dumping, and pest or wildlife activity.
• Safety hazards, code compliance concerns, vandalism, unauthorized activity, and any condition
presenting liability exposure.
• Developing deferred maintenance and capital needs that should be planned and budgeted in
advance rather than addressed as an emergency.
Reports are submitted through the established tracker, work order, or dashboard process and include
photographs, specific location, and a recommended course of action. Conditions involving resident
safety or liability exposure are reported the same day they are observed.

Record-keeping and Financial Accountability
• Maintains the unit turn tracker and updates unit status so that leadership has current visibility into
vacant and in process units through the property stabilization and box score reporting.
• Classifies and codes turn expenditures correctly between routine maintenance expense and capital
expenditure.
• Reviews vendor invoices against the approved quote and the corresponding purchase order and
prevents duplicate payment for scrap or rework on the same unit.
• Works to reduce the volume of open work orders assigned to vacant units so that maintenance
capacity remains available for occupied resident work orders.

Process and Growth Support
• Develops and maintains written standard operating procedures for the turn process that can be
adopted by additional communities and regions.

• Supports portfolio growth as assigned communities expand from approximately three hundred to
four hundred units toward a capacity of five hundred to six hundred units, working alongside
centralized support functions.
• Performs other duties as assigned by the Property Manager or regional leadership.

PERFORMANCE STANDARDS
• Median unit turn cycle time of fourteen days or less.
• Sustained reduction in the number of units held between rent ready and in process status.
• Sustained reduction in the percentage of open work orders assigned to vacant units.
• No repeat turns resulting from incomplete or reduced scope.
• Weekly vendor quote review completed and cost variances documented.
• Purchase orders entered from approved quotes with no turn work released to a vendor absent an
approved quote and purchase order.
• Turn expenditures coded accurately between operating expense and capital expenditure.
• Property condition reports submitted with photographs and recommended action, with safety
related items reported the same day.

EDUCATION AND EXPERIENCE
• High school diploma or equivalent required. Additional trade, construction management, or
property management coursework preferred.
• Three or more years of experience in multifamily maintenance operations, make ready and turn
coordination, construction coordination, or vendor management. Multi property or portfolio level
experience preferred.
• Prior experience directing subcontractors and outside vendors rather than performing repairs
personally.
• Working knowledge of apartment turn trades including paint, flooring, drywall, punch, appliance
replacement, and cleaning.
• Experience with property management software required. Entrata experience preferred.

KNOWLEDGE, SKILLS AND ABILITIES
• Strong organizational ability with the capacity to track the status of numerous units simultaneously
and report accurately into a shared tracker and dashboard.
• Working understanding of the distinction between routine maintenance expense and capital
expenditure.
• Ability to review vendor quotes and invoices for accuracy and scope.
• Ability to enter and manage purchase orders in Entrata and to maintain accurate matching
between the quote, the purchase order, and the vendor invoice.
• Effective written and verbal communication skills, including the ability to document property
conditions clearly with supporting photographs.

• Ability to work cooperatively with property managers, leasing staff, maintenance technicians, asset
management, and outside vendors.
• Proficiency with standard office software, mobile applications, and digital inspection tools.

PHYSICAL REQUIREMENTS AND WORK ENVIRONMENT
• Work is performed both in an office setting and on site at multiple apartment communities.
• Requires regular walking of community grounds, stairs, and vacant units in varying weather
conditions.
• Requires the ability to lift and carry up to twenty five pounds occasionally.
• Requires a valid South Carolina driver license, reliable transportation, and current automobile
insurance. Daily travel between assigned communities is required.
• Occasional after hours or weekend availability may be required during periods of high turn
volume.

COMPENSATION AND BENEFITS
Base salary is commensurate with experience and is supplemented by a monthly performance bonus
and NOAH's standard benefit package including health coverage, paid time off, and holidays.