Walk · Estimate · Schedule · Photos · Punch list
How a turn runs
Five steps, start to keys back. Here is what each one actually involves and what we promise inside it.
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Walk the unit
We meet you at the unit, or let ourselves in with the code if that’s easier for you. We look at the floors, the walls, the bath, the appliances and the mechanical, and we write down what the unit needs rather than what a standard turn usually includes. If there’s damage the last resident caused, we photograph it so you have it for the deposit.
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Estimate back fast
For a standard turn you’ll have an estimate back within a few business days. A bigger scope — a full renovation, a phased building, a common-area job — gets a walk first and then a number, because guessing at those is how a contractor ends up writing change orders in week three. If something in the unit is going to change the price and we can see it on the walk, it’s in the estimate, not in an invoice later.
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Schedule and confirm
You get a start date and a finish date in writing, and we confirm the day before we start. If either date is going to move — material, an inspection, a unit that wasn’t empty when we got there — you hear it from us before it happens, not after. We hold the schedule for the whole crew because they all work here; there are no subs to chase down.
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Regular photo updates
Photos at the milestones that matter: demo done, floors in, paint done, punch ready. Enough that you can answer the owner or the regional without driving out to the property, and not so many that you stop reading them. If you want them more often, say so and we’ll send them more often.
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Punch list and keys back
At the end you walk it with us, or you send us your list — whichever is faster for your week. Anything that’s not right, we come back and fix. We don’t bill a job as done and then argue about the list, and we don’t hand a unit back to a leasing agent who then finds the things we missed.
What we need from you
Access
A code, a lockbox or a key. If there’s a gate, a parking rule or a building contact we should know about, tell us once and we’ll follow it.
The vacancy date
When the unit is actually empty and cleared, not when the lease ends. That one date drives the whole schedule.
Your scope or inspection report, if you have one
Attach it to the form. If your move-out inspection already lists what’s wrong, we’d rather price your list than write a second one.
Who approves changes
One name and one number. If something in the wall turns out to be worse than it looked, we need someone who can say yes or no the same day.
Estimates depend on job size — honestly
We won’t promise a fixed turnaround on every estimate, because a two-bedroom paint and a phased 48-unit repositioning are not the same piece of work. Standard turns come back in a few business days. Anything bigger gets a walk first, and we’ll tell you on the call which one yours is.
When the answer is “don’t”
Sometimes the scope you’re asking for doesn’t pay back in the building you own. We’d rather lose the line item and keep the account. Ask us and we’ll show you the math.
Send us the first one.
One unit is enough to find out how this goes. Address, photos, vacancy date.