Landlords and property managers
Turn over a rental, quoted from one video
Walk the unit with your phone and send one video, or send the lockbox code. You get a written range per unit within one business day, a crew inside the week, and a photo of every finished item.
Starting range for a light studio turnover. See every size and condition below.
Timeline
From the video to the next move-in
- Step 1 of 4, Day 0
Send one video
Walk the unit with your phone, two to four minutes, and say what you want done. No time to go? Send the lockbox code and we walk it.
- Step 2 of 4, Day 1
Written range per unit
Itemized by line, within one business day, with the move-in date written on it.
- Step 3 of 4, Days 2 to 5
Crew on site
Work starts once you approve. Most turnovers finish inside this window. You get a photo note every work day.
- Step 4 of 4, Closeout
Photo closeout
A photo of every finished line, a final list, and the invoice by email, ready for the next tenant.
Make-ready prices
Starting ranges per unit
| Unit | LightShort tenancy, unit mostly clean | MediumNormal wear after a year or two | HeavyLong tenancy or damage, new floor in part |
|---|---|---|---|
| Studio | $1,900 to $2,400 | $2,800 to $3,500 | $5,600 to $6,900 |
| 1 bedroom | $2,250 to $2,800 | $3,450 to $4,300 | $7,450 to $9,100 |
| 2 bedroom | $2,700 to $3,350 | $4,450 to $5,450 | $9,600 to $11,700 |
| 3 bedroom | $3,200 to $3,950 | $5,350 to $6,600 | $11,900 to $14,550 |
| 4 bedroom | $3,900 to $4,800 | $6,600 to $8,050 | $14,000 to $17,100 |
Light turnover includes
- Touch-up paint on about half of the walls
- Deep clean
- Smoke and CO detectors
- Drywall patches (2 small)
- Caulk at tubs, vanities and the kitchen sink
- About a quarter of the outlet covers and switch plates
Medium turnover includes
- Paint all walls
- Deep clean
- Smoke and CO detectors
- Drywall patches (4 small)
- Caulk at tubs, vanities and the kitchen sink
- About half of the outlet covers and switch plates
- About half of the blinds
Heavy turnover includes
- Paint all walls and ceilings
- Deep clean
- Smoke and CO detectors
- Drywall patches (6 small and 1 large)
- Caulk at tubs, vanities and the kitchen sink
- All outlet covers and switch plates
- All blinds
- Basic LVP on about 40 percent of the floor, old floor removed
Starting ranges per unit, typical for the work listed. Your written range is built from your video or walkthrough and confirmed on site. Anything beyond the list, like appliances, a full repaint of trim or extra flooring, is priced as its own line.
What we document
Proof for your files and the owner
- Move-out condition, room by room, before any work starts
- An after photo of every finished line item
- Paint colors, sheen and the products used, so the next turnover matches
- Smoke and CO detectors replaced or tested, with the date
- Anything found outside the scope, with a photo and a price, approved before the work
Invoice format
One clean invoice per unit
- One invoice per unit, with the property address and unit label
- Itemized by line, matching the range you approved
- Change orders listed on their own with the date you approved them
- A PDF by email, with links to the closeout photos
Selling instead? See inspection and pre-listing repairs. Full scope of the work: Make-Ready & Inspection Repairs.
Before you ask
Straight answers
Can you work from a vacant unit with a lockbox?
Yes. Send the code and the move-in date. You get photos of every finished item, so you do not need to drive over.
Do you quote more than one unit at a time?
Yes. Send one video per unit. Each unit gets its own range and its own invoice, so the numbers stay clean for each owner.
What if the unit needs more than the list?
Anything beyond the turnover list is priced as its own line, with a photo, and approved by you before the crew touches it.
Next turnover
Send one video of the unit and get a written range per unit within one business day.
- Mon to Fri
- 8 AM to 6 PM
- Saturday
- 9 AM to 2 PM
- Sunday
- closed
- Reply time
- Within one business day