Is it really the end of lease again? It feels like you just signed the current lease, but the tenants just sent their notice to vacate – now the dreaded turnover processes begins…except for Boomtown property owners.


Performing a property turnover is the least fun part of property management. Fraught with ambiguous regulations, unforgiving security deposit laws, and tenant conflict, it’s no wonder why turnovers are the most stressful part of owning a rental property.

Through the years Boomtown has developed extensive best practices to reduce vacancy rates and the cost of turnovers, while successfully defending our security deposit administration and accounting. Boomtown owners don’t need to lift a finger – we take care of all the details, provide detailed inspection reports and property condition videos to make sure all our property owners are kept in the loop.


Lease End Notifications and Timeline
Boomtown takes a proactive role in driving top-line revenue by managing every aspect of each turnover according to a detailed timeline.
Move-out Inspection and Property Damage Classification
More than just financials…
Organize and Execute Turnover Work
We make it easy with a detailed scope of work and quotes from trusted contractors
24/7 Automated Marketing
Our prospective tenant
Prescreening and Showing Process
Proprietary processes and software deliver results
Move-in Process
Conducting an inspection is just the beginning…

Lease End Notifications and Timeline

Boomtown takes an active role in negotiating new leases and advising our property owners on potential rent increases before the end of a lease. We adhere to a detailed timeline to reduce vacancy when a lease is not renewed.

Days 90-100 (Before Lease End):
Perform rental market analysis to advise property owners on potential rent increases

Day 90 (Before Lease End):
Advise property owners on potential rent increases and confirm lease terms

Day 60 – 90 (Before Lease End):
Approach tenants with offer to extend lease or offer new lease with rent increase

Day 60 (Before Lease End):
Tenants’ required to sign a new lease – Boomtown begins to market and show unsigned properties for rent.

Day 15 (Before Lease End):
Projected date for new signed lease.

Day 0 (Lease End):
Perform move-out inspection and develop turnover scope of work

Day 0 – 15 (After Lease End):
Approve and execute turnover scope of work

Day 15 (After Lease End):
Perform move-in inspection – new tenant move-in



Identifying and classifying damage to a rental unit is probably the most difficult and important part of any move-out process.

During the move-out process a detailed inspection is produced and compared with the move-in inspection to determine any new damage to the property. All damage is recorded and when necessary, compared to the move-in video to make a final determination if the damage noted is new or was existing before a tenancy. It is extremely important to be judicious when classifying rental property damage, which is why we use inspections with still pictures as well as videos to make the best determination. Additionally, property owners are welcomed conduct their own walk-through after the final inspection to answer any follow-on question they have regarding the condition of the property. Finally, all residents are welcomed to ask questions or provide documentation to support a dissenting point of view. In the end Boomtown takes on the responsibility and liability associated with the security deposit administration. We do all we can to facilitate the most equitable outcome using facts supported by the work products produced throughout the tenancy.

Below are examples of how Boomtown classifies damage during each inspection.

Resident Responsible Repair (Tenant pays, damage beyond normal wear and tear):
Damage to a leased property, beyond normal wear, undocumented in a move-in inspection. Usually associated with tenant neglect or abuse.
Normal wear and tear standards used when available through pamphlets published by local municipalities

Required Repair (Owner pays):
Wear on a leased property, unrelated to tenant neglect or abuse, that must be corrected.
Any repairs that affect the residents’ health or safety (e.g., mold, rodents / insects, water leaks, etc.)
Any repairs that affect the long-term habitability of a home (e.g., untreated plumbing leaks, leaks in roof, etc.)
Required by law (e.g., Lead Paint Certification, Smoke / CO Detectors, etc.)

Suggested Repair (Owner pays at his or her discretion):
Wear on a leased property, unrelated to a tenant, that should be corrected, but does not need to be immediately corrected.
Items not specifically covered in the lease, but could affect the residents’ quality of life.
Items that would affect the marketability of a leased unit if unoccupied (e.g., staining deck, power washing siding to remove pollen / dust, repainting an odd colored room, etc.).

Capital Expense Budgeting (Owner pays):
Large improvements on a property required every 5-30 years
Repainting entire interior / changing colors
Replacing carpet / flooring
Replacing windows

Condition Note:
Wear on a leased property, unrelated to a resident, that does not need to be corrected, but must be noted so future residents are not charged.
Items that would not affect the tenants’ quality of life, but could be considered tenant responsible in the future if not noted (e.g., noticeable scratches or cracks on hard surface flooring, small areas of discoloration on carpet, etc.)


Organize and Execute Turnover Work

We utilize our experience and resources to develop a clear scope of work and consult with our owners to add value with each turnover.

It’s been said the best contractors don’t advertise (because they don’t need to). One of the biggest financial benefits of allowing Boomtown to manage your property is access to our extensive network of professional tradesmen and our company’s deep knowledge of cost benchmarking. Boomtown was founded (and is still owned / managed) by real estate investors. At our very core is the idea that turnover work needs to enhance the property for the expressed purpose of increasing revenue while keeping expenses down. Well maintained homes are always in high demand, which produces low tenant turnover. Low turnover means higher revenue, less placement fees, less turnover costs, and more profits.


24/7 Automated Marketing

At Boomtown we’ve developed a proprietary automated system to respond to and collect information from prospective residents 24/7 – our automated leasing office never closes.

A typical leasing office employs a single person who answers the phone, responds to emails, responds to third-party inquiries (e.g., Zillow, Trulia, Hot Pads, etc.) and usually works from 8:00 am to 5:00 pm, Monday through Friday. So what’s the problem? While the leasing agent is on the phone with one lead answering questions and conducting an initial screening (usually 15-20 mins), he or she might have missed one or two more leads (maybe better qualified). Using this model each leasing agent is limited to the number of leads they can reply to each day. Likewise, when the leasing agent responds to inquiries submitted after-hours or over the weekend these leads become stale and the initial excitement for your property wanes with each passing hour. Conversely, each Boomtown lead (via phone call, or ANY third-party website) receives a response within seconds (not days) with clear directions on how to provide additional information and get scheduled for a showing using our automated form which is texted or emailed to them in real-time.

Leasing agents rarely respond to all inquiries (especially voicemails). Unfortunately, the truth is most leasing agents don’t have enough time to respond to and qualify all the inquiries that are submitted. 100% of Boomtown leads receive an instant response to keep our prospective tenant “funnel” wide-open 365/24/7. Using our unique processes and proprietary software we’re able to quickly identify the most qualified leads for each listing and bring them through the qualification processes faster than anyone.

Boomtown syndicates to 30+ paid rental marketing websites at no additional expense to our property owners. Prospective tenants can give preferred times for showings online to expedite the leasing process.


Prescreening And Showing Process

Pre-screening prospective tenants allow us to focus on leads that meet the property owner’s timeline and requirements.

Boomtown pre-screenings prospective tenants using self-reported information before each showing. Pre-screening allows us to process the largest number of prospective tenants while allowing our team to focus on qualified candidates.

Boomtown managed properties are shown exclusively by Boomtown employees. Boomtown does not utilize self-showing services; however, we can accommodate and are efficient at virtual showings if preferred by our prospective tenants due to distance or COVID-19 concerns.


Move-In Process

Our healthy paranoia extends beyond the screening process to provide physical security for our tenants and to shield our property owners from liability.

100% of our properties are required to use SmartKey technology to allow each property to be rekeyed between tenants – without the added cost of a locksmith. Additionally, all the codes to garage door openers are zeroed-out and reprogrammed – including keypads. During the move-in process all items noted in the move-out inspection are reinspected to ensure they are complete and finished to our high standards. A new inspection is produced with time, date, and GPS stamped photos for future reference, and a move-in video is produced as a safeguard to adjudicate any discrepancies that arise at the end of the lease.


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Frequently Asked Questions

How are emergency calls handled afterhours?2021-07-07T15:53:07-04:00

All afterhours emergency calls are answered 24/7 by a Boomtown employee trained in the immediate mitigation of property loss. If necessary, emergency services are arranged to limit property loss, and our owners are provided a video if an emergency site visit is necessary.

How will I know that the tenants are taking care of the property?2021-07-07T15:52:58-04:00

Maintenance inspections are performed twice a year. Boomtown property owners are provided with an inspection report with time / date stamped pictures so you can feel confident in the condition of your property. During the turnover process you can stream the move-in / move-out video for additional detail.

What type of properties do you manage?2021-07-07T15:52:46-04:00

We manage residential property in Frederick and Montgomery counties.

How quickly do I receive the rent income?2021-07-07T15:52:34-04:00

Owner distributions are processed on the 15th of each month and funds are generally available within 48 hours. All owner distributions are direct deposited.

How long is a typical turnover?2021-07-07T15:52:22-04:00

1-2 weeks. We generally need about 1-2 weeks after a move-out to inspect the property, and make it move-in ready for a new tenant.

Who takes care of turnover work?2021-07-07T15:52:14-04:00

We do! The placement fee includes the work Boomtown does to scope and administrate any work done at your property. Contractors perform the work, Boomtown administrates the work.

Can I do my own turnover work?2021-07-07T15:52:05-04:00

Yes. Our requirement for licensed and insured labor is only for occupied units. Boomtown only hires contractors that are licensed and insured; however, you are welcome to perform work on your own property and hire your own contractors without restrictions during the turnover process.

Can I use my own contractors?2021-07-07T15:51:56-04:00

Yes. We are happy to oblige any request for preferred contractors as long as they are licensed and insured.

Why should I sign with Boomtown?2021-07-07T15:51:48-04:00

This question is predicated on assumptions. A better question would be: “What matters to you as you consider a professional property manager?” Browse through our Services and Types of Owners sections. We are a property management company focused on adding value by innovating through technology to deliver better experiences at a lower cost. If that works for you, then our Rental Analysis is the next step.

What makes Boomtown different?2021-07-07T15:51:37-04:00

Low price AND great service. We use technology to drive down the cost of business and we pass the savings to you. We’re not a property management franchise. We’re not the largest property manager in Maryland (and we don’t want to be). We’re a small business with great processes and a professional staff working with like-minded property owners in Frederick and Montgomery counties.

Do run background and credit checks on tenants?2021-07-07T15:51:28-04:00

Yes, 100% of our tenants have been verified through background and credit checks. We also conduct employer and landlord verifications for all wage earners. Private landlords go through an additional step to verify ownership and validate the reference.

How would you market my property?2021-07-07T15:51:17-04:00

We used a paid marketing syndicate to advertise our properties on 41 different sites. When a prospective tenant shows interest our automated CRM software takes them through the process to schedule a showing 24 hours a day, 7 days a week. We regularly place new tenants in 48 – 72 hours using our proprietary system. Even phone calls at midnight on Saturday are processed immediately using our automation.

How much do you charge?2023-02-07T08:49:13-05:00

Our management fee is 6%/mo., we do not have any hidden fees. There are no start-up fees, or marketing fees and we do not add 10% to vendor invoices. Click here for details on our placement fee and lease renewal fee.


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