Hold operators accountable
Give your third-party managers feedback backed by photos and scores, not opinions. Findings come from someone with no stake in the result.
Property inspections for asset managers
How Many of Your Properties Have You Actually Seen This Quarter?
Your portfolio data comes from the operators you're supposed to be overseeing. TourNTell gives you an independent layer: certified local inspectors visit your properties unannounced, score every asset on the same checklist, and deliver a photo-backed report within 24 hours.
- One 80+ item checklist, so every asset is scored the same way
- Independent of your property managers, so the findings answer to you
- Nationwide coverage without adding travel to your calendar
- Custom checklists and portfolio-wide scheduling on Enterprise
Trusted by 500+ property owners and field inspectors
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Inspect Your Portfolio
One short form. A portfolio specialist will reach out to scope your properties.
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A TourNTell portfolio specialist will reach out shortly. Need us sooner? Call (888) 337-0808.
- 24 hrsReport turnaround
- 80+Checklist items per asset
- 10Scored categories
- 100%Satisfaction guarantee
- NationwideLocal certified inspectors
The blind spot in every portfolio
You're accountable for assets you rarely get to see
Asset management runs on reports: occupancy, delinquency, work orders, budgets. Almost all of it is supplied by the property management teams you are meant to hold accountable. By the time a problem shows up in the numbers, it has usually been visible on site for months.
- Site visits don't scale across markets, and they're announced
- Each operator reports condition differently, so assets can't be compared
- Deferred maintenance stays off the report until it becomes capex
- Leasing and staff performance is invisible from a spreadsheet
What TourNTell adds to your portfolio
An independent inspection layer across every asset
An unannounced property inspection is a visit by an independent, certified inspector that the on-site team isn't told about in advance. You see each asset the way residents and prospects see it, not the version prepared for a scheduled walk.
Our inspectors work for you, not the operator. They walk the leasing office, exterior, grounds, amenities and vacant units, score each one against the same 80+ item checklist, and back every finding with timestamped photos.
The result is a condition and operations score you can compare across properties, operators and markets, quarter after quarter.
Download Sample Report
Built for portfolio oversight
What asset managers get from unannounced inspections
Independent, comparable data on every property, without adding headcount or travel.
Compare assets side by side
Every property is scored on the same 10 categories, so you can rank assets and operators and see which ones are slipping.
Catch issues before they hit NOI
Deferred maintenance, safety hazards and dark amenities get flagged with urgency levels while they're still cheap to fix.
Cover more assets, travel less
Local inspectors across the U.S. mean you can see every property on a schedule, not just the ones near an airport you're flying through.
Your standards, your checklist
Enterprise plans include custom checklists that match your brand standards, business plan and reporting needs.
Recurring, portfolio-wide
Set monthly, quarterly or custom cadences per property and track how each asset trends over time.
What's covered on every asset
10 categories. 80+ checklist items. One comparable score.
Each inspection covers the things that drive occupancy, renewals, liability and capital needs.
- Curb appeal & first impression
- Building exterior condition
- Grounds & exterior areas
- Parking & hard surfaces
- Common areas & amenities
- Safety & maintenance
- Management & leasing staff
- Unit interiors
- Photo evidence
- Action plan & findings
What operator reports leave out
The issues that show up in NOI months later
None of these are dramatic on day one. That's exactly why they rarely make it into a monthly report.
Deferred maintenance becomes capex
Cracked asphalt turns into potholes, trip hazards and a repaving line item that wasn't in the business plan.
Vacant units that aren't rent-ready
Leaks, pests and failed make-readies keep units off the market while the report says they're available.
Exterior neglect that gets structural
Gutters, siding and drainage problems rarely get escalated by on-site teams until the repair is expensive.
How it works
Rolling out inspections across your portfolio
Scope the portfolio
Share your property list and priorities. Enterprise clients can set a custom checklist.
We dispatch locally
A certified, background-checked inspector near each property is typically on site within 24 to 48 hours.
Unannounced visits
A one to two hour walkthrough of each asset, documented with timestamped photos and scored on every category.
Reports in 24 hours
Scores, photos, flagged issues and an action plan land in your dashboard. Repeat monthly or quarterly.
What you receive
Reports you can take straight to your operators
Every report is verified before delivery, organized by category, and ready to forward to the property manager or include in your asset review.
- Condition scores by category
- High-res, timestamped photos
- Leasing staff evaluation
- Flagged safety issues
- Action plan with urgency levels
- Access-denied incidents documented
Inspection vs. the usual oversight
Why asset managers add an independent layer
| What you need | Operator's monthly report | Your own site visits | TourNTell inspection |
|---|---|---|---|
| Team doesn't know you're coming | No | Rarely | Yes |
| Independent of the operator | No | Yes | Yes |
| Same standard across every asset | Varies by operator | Varies by visit | 80+ item checklist |
| Timestamped photo evidence | Sometimes | Only what you shoot | Up to 40+ photos |
| Scales across markets | Yes | No | Nationwide |
| Report turnaround | End of month | Whenever you write it up | 24 hours |
Where asset managers use TourNTell
One inspection program, many portfolio questions
Third-party managed assets
Verify that what your operator reports matches what residents and prospects actually experience.
Underperforming properties
When occupancy or reviews slip, see the property on a normal day before you decide what to change.
Newly acquired assets
Record a photo-backed condition baseline after closing and track progress against it each quarter.
Lease-up communities
Make sure leasing, amenities and curb appeal match the marketing while every tour counts.
Out-of-market assets
Get independent eyes on properties far from your team without booking another flight.
Operator transitions
Document condition before and after a management change so expectations are clear on both sides.
Portfolio inspection pricing
Simple per-property pricing. Cancel anytime.
Billed monthly per property. Enterprise pricing for larger portfolios. Your first inspection is free.
Basic
$99 /property /month
- Curb appeal review
- Building exterior
- Unit walk-through
- Management & staff evaluation
- 20+ photos
Most popular
Comprehensive
$149 /property /month
- Everything in Basic
- Grounds & parking
- Common areas & amenities
- Safety compliance
- 40+ photos
For portfolios
Enterprise
Custom
- Custom checklists
- Portfolio-wide scheduling
- Recurring monthly or quarterly visits
- Dedicated account support
100% satisfaction guarantee. If a report falls short, we re-inspect for free or refund you. All inspectors are background-checked and insured.
What clients say
Real eyes on the ground
"TourNTell completely changed how we manage our portfolio. The unannounced inspections keep our property managers accountable."
"Finally, a way to see what's really happening at our properties without scheduling weeks in advance. Game changer."
"The reports are thorough and the turnaround is incredible. We get actionable insights within 24 hours of every inspection."
Start with one asset, free
See your portfolio the way your residents do
Pick one property and we'll inspect it unannounced, free. Within 24 hours of the visit you'll know whether your operator's reports tell the whole story.
- Call (888) 337-0808 (Mon to Fri, 9am to 5pm ET)
- Enterprise sales sales@tourntell.com
Get First Inspection Free
Quick request
Talk to a Portfolio Specialist
Thanks, we've got it.
A TourNTell portfolio specialist will reach out shortly. Need us sooner? Call (888) 337-0808.
FAQ
Questions from asset managers
How do asset managers use unannounced property inspections?
As an independent check on how each property is actually being run. A certified local inspector visits without the on-site team being told in advance, scores the asset against a standard checklist and documents it with timestamped photos. You get a consistent, comparable view of every property that doesn't depend on the property manager's own reporting.
Can you inspect every property in a portfolio to the same standard?
Yes. Every inspection follows the same checklist of 10 categories and 80+ items, so scores are comparable across assets and markets. Enterprise clients can also get custom checklists that match their own standards.
Do you cover properties in different states?
Yes. TourNTell covers properties across the United States through a network of local, certified inspectors, with the same report format in every market.
How much do portfolio inspections cost?
Plans are per property and billed monthly. Basic is $99 per property per month and Comprehensive is $149 per property per month. Larger portfolios can get Enterprise pricing with custom checklists and portfolio-wide scheduling. There is no long-term contract.
How fast are reports delivered?
A local inspector is usually dispatched within 24 to 48 hours of booking. The walkthrough takes one to two hours, and the verified photo report reaches your dashboard within 24 hours of the visit.
Will the on-site team know the inspection is coming?
No. Common areas, amenities, grounds, the leasing office and vacant units are visited unannounced. Occupied units are the exception, because residents must receive 24-hour notice under most leases and local laws. If access is denied anywhere, that is documented in the report.
Are your inspectors vetted and insured?
Yes. Every inspector is background-checked and insured with general liability and professional liability coverage.
Can we schedule recurring inspections across the portfolio?
Yes. You can set monthly, quarterly or custom recurring inspections for each property or for the whole portfolio.