Make-ready and turnovers
For property managers and rental operators: turnovers documented properly, one point of contact, and a crew that speaks the tenant's language.
From$150
A vacant unit costs money every day it sits, and the thing that usually holds a turnover up is not the work — it is waiting on three separate trades and then chasing photos for the owner.
We do the whole punch list in one visit where we can, photograph every item before and after, and send it as a single PDF with the invoice. No chasing, no assembling evidence for an owner who wants to know what the deposit deduction was for.
What's included
- Full turn punch lists in one mobilization
- Drywall, paint, doors, locks, hardware and fixtures
- Drain clearing and general repairs
- Before and after photos of every item, one PDF with the invoice
- Certificate of insurance naming your firm, issued same day
- Bilingual with tenants, on site and by phone
Why Tampa is different
Tampa has around 7,300 active short-term rental listings, and the operators running twenty to a hundred doors have a different problem to a homeowner. They need speed, documentation and someone who answers, and they will pay properly for all three because a unit down over a weekend costs more than the repair.
Rekeying between tenants, lock and hardware replacement, drywall from furniture damage, touch-up paint and a drain clear are the same five jobs on nearly every turn. We keep the common parts on the van so a standard turn does not become two visits.
Roughly a third of Hillsborough households rent, and in the Town 'N' Country and Egypt Lake corridors a large share of tenants are Spanish-speaking. Being able to explain to a tenant what is happening in their own language is worth more on a turnover than it sounds — it is the difference between access and a locked door and a wasted trip.
Questions
Can you be added to our vendor list?
Yes. We can send a W-9, a certificate of insurance naming your firm as certificate holder, and a workers' compensation exemption certificate the same day you ask. Happy to take a single trial work order first so you can see the documentation before adding us to the rotation.
What is your turnaround on a standard turn?
Most standard turns are one visit. We keep common lock, hardware and patching materials on the van specifically so a turn does not become two trips.
Do you handle the plumbing and electrical items on a turn?
We clear drains and replace fixtures like-for-like on existing wiring. Anything requiring a license goes to a licensed contractor who permits it in their own name and invoices you directly, so your file stays clean.
Ready for a fixed price?
Send a photo on WhatsApp or call. Written quote back within two hours, 7am to 7pm, seven days a week.