Cleaning
Turnover, post-construction, recurring
Property operations
A vacant unit earns nothing
Make-ready is not a project, it is a deadline. Every day between move-out and rent-ready is revenue that does not come back, which changes how the work should be organised.
A turnover is five or six trades competing for the same few days, and sequencing them badly is what turns a five-day make-ready into a three-week one. Paint before floors. Licensed work before anything that closes a wall. Cleaning last, and only once. Get that order wrong and trades redo each other’s work while the unit sits empty.
We run it as one job with one completion date. That means a walkthrough that produces an actual scope rather than a wishlist, a sequence built backwards from the date you need to list, and one contact who knows where the whole unit stands rather than one trade inside it.
The standard scope: move-out condition documented and dated, trash-out, patch and paint, flooring repair or replacement, deep clean including appliances, fixture and hardware replacement, lock change, blind replacement, any licensed electrical or plumbing the unit needs, and a final punch list walk. Anything beyond normal wear gets photographed and priced separately so it can go against the deposit properly.
The documentation is the part managers care about most, so it is built in rather than optional. Move-out condition is photographed and dated before work begins, which is what makes a deposit deduction defensible months later. Completion is photographed to a standard the listing can be published from, so marketing is not waiting on a separate photographer.
For portfolios we will run standing turnover scopes — an agreed specification and a per-unit price for the predictable work, so each turnover starts from a known baseline instead of a fresh negotiation. It also makes the exceptions obvious, which is where the real cost variation lives.
One invoice per unit. That matters when you are reconciling against a specific lease rather than a monthly maintenance total.
What’s included
- Move-out condition photographed and dated for deposit disputes
- Trash-out, patch, paint and flooring
- Deep clean including appliances
- Lock change, fixtures, hardware and blinds
- Licensed electrical and plumbing where the unit needs it
- Completion photos the listing can be published from
- Standing scopes and per-unit pricing for portfolios
Best for: Any vacancy with a listing date, and portfolios with recurring turnover.
Common questions
Turnovers & make-ready: what people ask.
How fast can a turnover be done?
It depends on scope and on what the walkthrough finds, and the honest constraint is usually paint and floor cure times rather than labour. What we commit to is a date, set at scope, and telling you the same day if anything threatens it.
Do you document move-out condition?
Yes — photographed and dated before any work starts. That record is what makes a deposit deduction defensible months later, and it is the single most common thing managers tell us other contractors skip.
Can you work to a standing scope across a portfolio?
Yes, and we recommend it. An agreed specification and per-unit price for predictable work means each turnover starts from a known baseline, and it makes the genuine exceptions visible instead of buried.
Often paired with
Trades that usually come up alongside this one.
Next step
Tell us what the property needs
You will get a person, not a ticket number. Estimates are free and in writing.