Turn menu · From prices
Turns & pricing
The menu tells you whether we’re in your budget before you call. The walk sets the real number.
“From” means the starting price for a standard two-bedroom in reasonable shape. Damage, size and finish level move it. The walk sets the real number; the menu tells you whether we’re in your budget before you call.
| Work | What’s included | Typical days | From |
|---|---|---|---|
| Full paint, 2BR | Walls, ceilings, trim and doors; one color scheme. | 2–3 days | from $1,900 |
| LVP flooring, 2BR | Glue-down or click LVP, transitions and base. | 3–4 days | from $3,400 |
| Carpet replacement, 2BR | Bedrooms only, pad included. | 1 day | from $1,600 |
| Cabinet & countertop replacement | Kitchen cabinets, laminate or quartz counter, sink. | 4–6 days | from $6,800 |
| Bath surround resurfacing | Tub and surround resurfaced; tenants can stay (out about 24 hours). | 1 day | from $1,200 |
| Appliance replacement | Install and haul-away. | same day | from $180 labor |
| Cadet heater and panel upgrades | Per unit. | 1 day | quoted after walk |
| Full turn, 2BR | Paint, floors, bath, fixtures and clean. | 7–10 days | from $8,500 |
Project minimum $1,500
Below that it costs you more in coordination than it saves. If you have three small units, send all three — that’s one mobilization.
Occupied units
Some work — resurfacing, appliances, heaters — can be done with tenants in place. Bath surround resurfacing needs them out of the bathroom for about 24 hours, not out of the unit. Tell us on the form and we’ll plan around the resident.
What moves a number up
Damage
Smoke, pets, holes, water. A damaged 2BR paint job is not a “from” job, and we’ll tell you that on the walk rather than in a change order.
Size and layout
Three bedrooms, stairs, no elevator, long carries from the parking lot. All of it is labor.
Finish level
Quartz instead of laminate, full-height LVP instead of wet areas only. Your rent band decides this, not us.
Send the unit and we’ll price it.
Address, photos and the vacancy date is enough to start. Estimate back within a few business days for standard turns; bigger scopes get a walk first.