The Ultimate Student Turn Survival Guide: How to Staff, Prep, and Crush Turn Season

bberrodin
May 1
3 min read

Updated: May 2

Turn season waits for no one. Every property manager who's been through it knows the drill—suddenly your property turns into a high-stakes relay race of move-outs, deep cleans, repairs, and fresh move-ins. But here's the thing: you don’t have to dread it. You just need the right prep, the right people, and the right plan.

At BGSF, we live and breathe student housing turns—and we’ve gathered the survival guide that’ll have you not just getting through it, but absolutely crushing it.

Student Turn Survival Guide

1. Build Your Staffing Game Plan Yesterday

Let’s be real: staffing is the number one turn-time killer. Whether it's make-ready crews, painters, porters, or leasing agents, you're only as good as your team.

Start recruiting early—like, yesterday. Our data shows most PM pros are in their roles less than a year, so onboarding temps fast is essential.
Use staffing partners (hey, that’s us) who specialize in Property Management and have the bench strength and expertise for student housing. Contact us today!
Mix it up: Use temporary workers for make-ready tasks, temp-to-hire for leasing roles, and permanent hires for roles with year-round impact.

2. Create a Turn Blueprint (And Stick to It)

The most chaotic turns happen when there’s no game plan. Here's what your turn prep should include:

A unit-by-unit punch list
A vendor schedule with wiggle room
Assigned team leads for every major task: paint, carpet, maintenance, cleaning
Inventory pre-orders on everything from filters to light bulbs

No surprises. No scrambling. Just execution.

3. Overcommunicate—Then Do It Again

One of the top reasons employees leave their roles is poor communication and culture. Don’t let that be your property during turn season.

What great PM teams do:

Hold a daily huddle (10 minutes saves 10 headaches).
Establish a platform for real-time updates.
Set clear expectations for everyone—temps included.

When people know the plan, they execute better. When they feel appreciated, they come back next season.

4. Bring the Right Tools (and Tech)

Old-school paper checklists? Outdated. Modern properties are embracing PropTech to speed things up.

Use apps for punch lists and work order management.
Track progress digitally across units.
Equip your team with the tools they need to move fast—vacuums that don’t clog, paint sprayers, carpet shampooers, and plenty of PPE.

Efficiency is the name of the game, and every second counts.

5. Focus on People, Not Just Units

Your residents are coming back excited (and picky). And your team is working long hours under pressure.

Here's how to lead through turn chaos:

Provide snacks, water, and shade stations for the crew.
Offer end-of-week bonuses for temps who crush it.
Encourage laughter. This season is stressful, but that doesn’t mean it can’t be fun.

A supportive culture boosts morale, retention, and results—and that’s what top-tier PM firms are prioritizing.

BONUS: Turn Season = Talent Scouting Season

Those temporary leasing agents or make-ready techs might be your next star hires. In fact, 76% of BGSF survey respondents see themselves growing long-term in property management. So, treat turn season like a working interview.

Spot the rock stars. Offer opportunities. Build your bench for the next season—because next year starts now.

Ready to Turn Like a Pro?

At BGSF, we’ve staffed thousands of turn crews across the country. We understand the pressure, the pace, and the chaos. And we have the right people and playbooks to help you succeed. Let’s talk now—before the madness begins. Contact our student housing experts here.