For landlords & PMs
Every day the unit sits empty is money. But the fastest turnover isn't the cheapest hold.
Turnovers run as one scheduled block against a real move-in date, with condition documented before anything gets repaired.
The situation
Why this is harder than it should be
The pressure in a turnover is always toward speed, and speed is genuinely worth money — vacancy is the most expensive line in the whole exercise. But cutting the same corners every cycle produces a unit that turns worse each time, attracts tenants who treat it accordingly, and eventually needs a renovation instead of a make-ready.
The other structural problem is that scope is unknowable until the tenant is out. You can inspect at notice, but the real condition shows up when the furniture leaves. So a fixed quote in advance is either padded or about to be revised. What is actually useful is a contractor who can walk the unit the day it is vacant and give you a real number the same day.
And there is a documentation dimension that most contractors ignore entirely. Deposit deductions have to be defensible. We photograph what we find before we fix it, organized by room, which gives you something better than a recollection when a tenant disputes.
- Vacancy is expensive and the schedule is fragileCleaners, flooring, licensed trades and repairs all have to happen in the right order. Get the sequence wrong and you clean twice, cover new flooring, or wait a week on an electrician.
- Scope is unknown until the unit is emptyWhich makes advance quoting a guess. Either it is padded to cover the unknown or it gets revised, and neither helps you plan.
- Deposit deductions get disputedOnce the wall is patched, the evidence is gone. Without documentation taken before repair, the deduction rests on your word against theirs.
- The same items get deferred every cycleThe caulk, the door adjustments, the seals. Skipped once is fine. Skipped five turnovers running and you have soft subfloor and doors that do not close.
What you get
How we work with you
- Walked the day it's vacant, number the same dayDocumented room by room, photographed before anything is touched, with a real scope and figure back to you while the unit is still sitting.
- Split into must-do and can-waitSo you decide where this cycle's budget goes rather than being handed one number and a take-it-or-leave-it.
- Sequenced around your other tradesRepairs before cleaning, wall work before flooring, licensed trades booked first because their calendar is the constraint. We plan around your cleaner rather than colliding with them.
- Condition documented before repairPhotographs organized by room, taken before anything is fixed. What you do with them is your call — but you will have them.
- Portfolio batchingSeveral units scheduled as one block rather than one at a time. If you hold multiple units in the same subdivision they are effectively identical, which makes this considerably more efficient.
Situations
What this looks like in practice
Not a feature list — the actual shapes these jobs take.
Standard turnover, two-week window
Walk on vacate day, scope back same day, work sequenced with your cleaner and flooring, unit listed on schedule.
Heavy move-out damage
Documented thoroughly first, then scoped honestly — including telling you when an item is normal wear rather than damage, which is a distinction worth getting right before you deduct.
Three units turning the same month
Batched into one scheduled block. Same parts, same approach, one mobilization. Meaningfully cheaper than three separate jobs.
Unit left full of belongings
We can clear and haul it — but confirm your timeline with your attorney first. North Carolina has specific rules on handling personal property after a tenancy ends and that is a legal question, not a hauling one.
Ongoing maintenance between turnovers
Tenant-reported items batched into a periodic visit instead of a call-out every time something loosens.
We will not tell you what you can lawfully deduct from a security deposit, and we will not advise on handling abandoned tenant property. Both are legal questions that depend on your lease and state law, and a contractor's opinion on either is worth nothing and could cost you real money. What we will do is document condition thoroughly, which is what makes whatever you and your attorney decide defensible.
Services
What landlords & pms send us most
Rental Turnover
Move-out damage, patch and paint, hardware, cleanout and the full make-ready list run as one scheduled block against a real move-in date.
Punch Lists
Inspection repair addendums, pre-listing punch lists, builder walkthrough items and turnover lists worked through and closed out as one project.
Junk Removal
Garage, shed, attic and whole-property cleanouts — sorted for donation and recycling where possible, hauled out, and the space left swept.
Drywall Repair
Drywall patching that disappears — nail pops, anchor holes, door dings, water-damaged sections and texture matching that actually matches.
Doors & Hardware
Doors that stick, latches that miss, hinges that sag, locks that bind — diagnosed properly and adjusted rather than replaced by default.
Caulk & Touch-Up
Failed caulk removed and replaced properly, plus honest advice on when touch-up paint will work and when it will look worse.
Handyman Repairs
General handyman repair for the accumulated list — hardware, trim, mounting, adjustments and the small fixes that make a house feel unfinished.
Yard Cleanup
Leaves, limbs, storm debris, overgrowth and years of accumulation cleared and hauled — including the parts of the property nobody has walked in a while.
Questions
Landlords & Property Managers — common questions
Can you quote a turnover before the tenant is out?
Do you clean too?
Can you handle multiple properties?
Do you work with tenants directly for maintenance calls?
How do you handle access?
Can you do preventive work rather than reactive?
Also for
Other people who send us lists
Homeowners
For the list that has been growing for two years. Eleven unrelated small things, batched into one visit instead of a year of good intentions.
Realtors & Sellers
Inspection addendums translated line by line, pre-listing punch lists finished before the photos, and an honest read on what's not worth fixing.
Small Business
Non-licensed punch-list maintenance for restaurants, offices, shops and salons — scheduled around your hours, not ours.
STR Hosts
Turnover damage caught before a guest photographs it, seasonal deep make-readies, and work that fits between bookings.
Where we work
Next step
Working with landlords & pms? Send the list and we'll tell you what's realistic.
Photos, notes, an inspection report, a screenshot of your notes app — whatever you have. We read every one and reply with a straight answer, including the parts we're not the right fit for.