Unit turnover board for property managers

The idea

Every day a 1,500 USD/month unit sits vacant costs about 50 USD, and the make-ready process - clean, paint, carpet, rekey - is what stands between move-out and the next lease. Managers of 50-300 doors run it through group texts and memory: the painter says he finished Tuesday, nobody checked, the showing on Friday walks into a half-painted unit.

Full property management suites have a make-ready module buried under accounting, leasing, and maintenance ticketing, and nobody opens it. The wedge is a single board that answers one question at a glance - what is the status of every vacant unit and who is holding it up - with vendors kept in the loop by SMS link, no app install, no login.

Who pays

The buyer is the independent property manager or small PM company handling 50-300 doors, at 1 USD/door/month with a 25 USD minimum, a price that reads as one avoided vacant day per year across the portfolio. Distribution: property management podcasts and forums, NARPM chapter events, and cold outreach to PM companies whose Google reviews complain about slow turns.

MVP scope

• Kanban board of units in turnover with days-vacant counters
• Turn templates (clean, paint, carpet, rekey) instantiated per vacancy
• Vendor SMS links to accept and mark tasks done with a required photo
• Reopen-with-note loop and overdue nudges
• Average turn-time report per month
• Skip for v1: vendor invoicing and payments, tenant move-out inspections, leasing pipeline, accounting integrations

Build TurnBoard, a web app that runs the make-ready process between tenants
for small property managers. Stack: Next.js (App Router), Supabase for
Postgres, auth, and file storage, Twilio for vendor SMS. Magic-link auth
for managers; vendors never get accounts.

Core flow: when a unit goes vacant, the manager creates a turn from a
template - a task list like clean, paint, carpet, rekey, punch-list repairs,
each with an assigned vendor and a due date. The unit appears as a card on
a kanban board with columns Not Started, In Progress, Ready to Show, Leased.
Every card shows a days-vacant counter, computed from move-out date, in red
once it passes the manager's target turn time.

Vendor loop: assigning a task fires an SMS to the vendor with a tokenised
link - no login - showing the unit address, task description, and due date,
with two buttons: Accept and Mark Done. Mark Done requires uploading at
least one photo, stored against the task. The manager gets notified and can
reopen a task with a note, which re-texts the vendor.

Pages: kanban board, unit turn detail with task timeline and photos, vendor
directory, turn templates, and a simple report of average turn days per
month. Overdue tasks trigger a morning SMS nudge to the vendor and appear
in the manager's daily digest email.

Pricing: 1 USD per door per month via Stripe, minimum 25 USD, 30-day trial.