Turnover pipeline for small landlords

The idea

A tenant gives notice and the small landlord improvises: a walkthrough from memory, a painter reached on the third call, a listing that goes up ten days later than it should. Every sloppy turnover burns one to three thousand dollars of vacancy, and with 3 to 30 units it happens several times a year. Buildium and AppFolio are accounting systems that treat the turnover, the single most expensive recurring event in a small portfolio, as a status field.

The wedge is a pipeline purpose-built for those three weeks: fixed stages, checklists with photos, and vendor coordination by SMS because painters do not use portals. The days-vacant counter on every card is the product’s conscience; it makes the cost of drift impossible to ignore.

Who pays

The landlord pays 29 USD/month flat. Self-managing landlords at this scale gross 5 to 40k USD/month in rent and think in units of lost rent-days, so a tool credibly saving three vacancy days a year is a hundred-x return. Distribution: BiggerPockets forums, r/Landlord, and landlord association meetups; the days-vacant counter screenshots well and lands hard with this audience.

MVP scope

• Turnover pipeline with the seven fixed stages and editable checklist templates
• Days-vacant counter and rent-lost estimate on every active turnover
• Move-out inspection and punch-list items with photo upload
• Vendor list with templated Twilio SMS and inbound replies on the activity feed
• Dashboard sorted by days vacant
• Skip for v1: rent collection, accounting, tenant screening integrations, listing syndication, tenant-facing portal

Build TurnBoard, a web app that runs tenant turnovers for landlords with 3 to 30 units. Stack: Next.js (App Router), Supabase (Postgres, Auth, Storage, RLS), Twilio for SMS. Magic-link auth.

Data model: Properties have Units; a Turnover belongs to a Unit and moves through fixed stages: notice received, move-out inspection, punch list, vendor work, listing, application/screening, move-in. Each stage has a checklist (templated, editable per landlord) with per-item done state, notes, and photo uploads to Supabase Storage.

The centrepiece: every active turnover shows a days-vacant counter, computed from tenant move-out date to today (or to new-tenant move-in), rendered large and red at the top of the card and on the dashboard. Also show estimated rent lost: days vacant times unit rent divided by 30.

Vendor scheduling: landlord keeps a vendor list (painter, cleaner, locksmith, handyman) with phone numbers. From a punch-list item, tap "text vendor" to send a templated SMS via Twilio ("Unit 4B at 12 Elm needs paint, ready Thursday, reply YES to confirm"). Inbound replies land on the turnover's activity feed via a Twilio webhook.

Pages: dashboard (active turnovers sorted by days vacant), turnover detail with stage checklist and photos, units list, vendors, settings/billing.

Pricing: 29 USD/month flat up to 30 units via Stripe. 14-day trial.