FOR PROPERTY MANAGERS, OWNERS & APARTMENT GROUPS
Turn units faster. Spend less
doing it. Know the number
before we start.
One licensed contractor for turnovers, repairs, maintenance, and full unit renovations — from a single door to a whole property. Fixed pricing per unit type, documented work, and no minimum job size.
THE MATH YOU ALREADY KNOW
Every day a unit sits vacant
costs you money.
A unit that takes eleven days to turn instead of three isn't an eight-day inconvenience — it's eight days of rent you will never bill, on top of the same scope of work. Multiply that across a portfolio and the turnaround time matters more than the line-item price.
Most of the delay isn't labor. It's waiting on three separate trades to schedule, waiting on a change order to get approved, and waiting on someone to tell you the unit is actually finished. We took those three waits out.
Standard one- and two-bedroom cosmetic turn. Heavy scopes, smoke damage, and full renovations are quoted separately — we'll tell you which one you have at the walkthrough.
WHERE THE DAYS GO
Multi-vendor turn, coordinated by you
9-14 days
Single vendor, one schedule
2-4 days
One call
One invoice
Paint, floors, plumbing, electrical, cleaning
Coded to your unit and property numbers
SCOPE
One door or two hundred. Same crew, same standard.
There is no minimum job. A reglazed tub and a gut renovation are both on the schedule this week. If you need a screen door rehung, call us for that too — the small work is how we learn your properties, and it's why we're already on site when something bigger goes wrong.
NO MINIMUM
We don't decline small jobs and we don't price them punitively to discourage you from calling.
TURNOVERS & MAKE READY
MAINTENANCE & REPAIR
VALUE-ADD & REPOSITIONING
-
Full interior paint and drywall patch
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Flooring — LVP, carpet, tile
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Tub and tile reglazing
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Cabinet refinish, refacing, or replacement
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Countertops and backsplash
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Fixture, hardware, and lighting swap
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Appliance install and haul-away
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Blinds, screens, doors, locks, keying
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Final clean and listing photos
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Standing work-order coverage
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Plumbing repair and re-pipe
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Electrical repair and panel work
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Water intrusion and dry rot
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Roof patch and gutter
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Stucco, siding, and exterior paint
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Common area and corridor refresh
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Balcony, railing, and stair repair
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Insurance scopes with documentation
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Full unit renovation to a higher rent tier
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Kitchen and bath rebuilds
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Layout changes and wall removal
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Lobby, leasing office, and amenity spaces
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Exterior and curb-appeal packages
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Laundry, storage, and utility build-out
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Small commercial and tenant improvements
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ADU and garage conversion
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Permit-required structural work
WHAT IT COSTS, AND HOW WE PRICE IT
You should never be surprised
by an invoice.
The reason most managers are wary of a new contractor isn't quality. It's the pattern: a low bid, then a change order in week two, then a final number nobody recognizes. We price to avoid that, because a portfolio client is worth more to us than a margin on one unit.
01 Flat pricing by unit type
Once we've walked a property, standard turns are priced per floor plan. You approve a schedule of rates once, then order turns against it without re-bidding each one
02 Line-item scopes, not lump sums
Every bid breaks out labor and material by task, so you can cut a line rather than negotiate a total.
03 Nothing extra without written approval
If we open a wall and find rot, work stops, you get photos and a price, and you decide. No verbal change orders, ever.
04 We'll tell you when not to spend
If a repair gets you the same rent as a replacement, we'll say so. Recommending the cheaper scope is how we stay on your list.
TIER 01
Light cosmetic turn
Paint, patch, clean, hardware. Unit is already in good condition.
1-2 DAYS
TIER 02
Standard turn
Paint, flooring, reglaze, fixtures, blinds, appliances, final clean.
2-4 DAYS
TIER 03
Heavy turn
Cabinet and counter replacement, subfloor, plumbing or electrical repair.
1-2 WEEKS
TIER 04
Renovation / reposition
Full rebuild to move the unit into a higher rent bracket. Permits as required.
QUOTED PER UNIT
Tiers describe scope and duration, not a fixed dollar figure — pricing depends on floor plan, finish level, and volume. We'll put real numbers against your unit types after one walkthrough.
HOW A TURN RUNS
Six steps, and you're in the loop for all of them
01 · SAME-DAY OR NEXT-DAY
Walkthrough
We meet your site staff at the unit, photograph every room, and note what actually needs doing. No charge, no obligation.
02 · WITHIN 24 HOURS
Line-item scope and price
Written scope with labor and material broken out per task, plus a firm start date and duration.
03 · YOUR CALL
Approve, trim, or hold
Cut any line you don't want. We'll flag which items affect rent and which are cosmetic.
04 · ON SITE
One crew, one lead
A named superintendent runs the unit. You have their cell. Trades are ours, not day labor off an app.
05 · DAILY
Photo log
Progress photos and a one-line note at end of day, sent to whoever on your team needs them.
06 · HANDOFF
Punch, clean, listing photos
We walk it with you, close the punch list, and hand over photos your leasing team can post the same day.
THE PART NOBODY SAYS OUT LOUD
You already have a guy. Here's how to try us without risking anything.
Switching vendors is a real cost, and we're not going to pretend otherwise. So don't switch. Give us one unit — ideally an awkward one — and compare the scope, the price, the days on site, and the photos against what you're getting now. If we're not better, you've lost one turn.
"I don't want to be taken to the bank."
Nothing gets added without written approval and photos. If the scope grows, you'll know before the work happens, not on the invoice. And we'll tell you when the cheaper fix is the right one.
"My job is too big or too complicated."
We build ground-up custom homes with the same license. Structural work, permits, layout changes, and full building repositioning are inside our normal scope, not a stretch.
"I need paperwork my owners will accept."
Licensed and insured, with COIs, W-9, lien releases, and per-unit cost coding sent without being asked. Insurance and capital-expense scopes come documented for the file.
"My job is too small to matter to you."
Turnovers and small repairs are half our business by volume, not a favor we do between big projects. A single reglaze gets the same superintendent and the same photo log.
"I can't have crews bothering my residents."
Occupied-property work runs on your rules: posted hours, protected paths, daily cleanup, and a lead who introduces themselves to site staff on day one.
"What happens when something fails later?"
Our work is warrantied for [TERM — CONFIRM]. One call, no argument about who did what — the photo log already shows it.
SHORT TERM AND LONG TERM
Turning the unit is this month.
Raising the asset is this year.
EVERY TURN
Protect the rent roll
Shorter vacancy, one invoice, no coordination burden on your site staff.
Fast turns protect this month's collections. But the same crew that paints a unit in two days can also tell you which four units in the building are worth renovating to a higher rent tier, and what that costs. Most managers never get that conversation because their turn vendor can't do the bigger work and their GC won't do the small work.
We do both, so the recommendation isn't a sales pitch for a scope we can't deliver — and after a year of turns we know your buildings well enough that the capital plan writes itself.
QUARTERLY
Deferred maintenance, scheduled
A standing list of what's coming due, priced in advance, so repairs stop becoming emergencies.
ANNUALLY
Unit-by-unit upgrade plan
Which units justify renovation, what the scope costs, and what the rent supports. Yours to keep either way.
WHO WE WORK WITH
Any size portfolio, any structure
Property management firms
Apartment ownership groups
REITs & institutional owners
Individual landlords
Real estate investors
Third-party managers reporting to owners
Single buildings through multi-property portfolios
Documentation and cost coding to your standard
One rental house or a duplex, treated the same
Acquisition scopes, rehabs, and pre-sale prep
GET UNIT PRICING
Send us one address. We'll walk it and price it in writing.
No charge for the walkthrough, no obligation, and no follow-up campaign. If the number works, we'll build a rate schedule for your unit types so you never bid a standard turn again.
01 On site within 24 hours of your call
02 Line-item scope back within 24 hours of the walk
03 COI, license, and references in the same email