For owners
Turnovers and make-ready
Getting a property from move-out to photo-ready in days, with a scope and a cost against every line.
Turnovers and make-readyOverview
A turnover is where owners lose money quietly. Every extra week a property sits between tenancies costs roughly a quarter of a month's rent, and most of that delay is scheduling rather than the work itself.
We book trades against the move-out date rather than after it. The move-out inspection happens on the last day of the lease, the scope is issued the same afternoon, and in a standard turnover the property is photo-ready within seven to ten days.
What is included
Move-out inspection
A dated photo set compared against the move-in condition report, line by line, with wear and tear separated from damage.
Deposit disposition
The itemised statement and any refund issued inside the 14 business day window Arizona allows.
Scope and quotes
A written scope split into must do, should do and can wait, each with a cost, so you decide what actually gets spent.
Trade scheduling
Paint, flooring, cleaning, landscaping and repairs booked in the right order against the move-out date.
Cooling and safety checks
Cooling service, smoke and carbon monoxide detectors, water heater and GFCI outlets checked before any tenant moves in.
Photography and relist
New photography once the work is finished, and the listing live the same day.
How it runs, step by step
Five stages, each with a clear owner and a published timing. Nothing in this list depends on you chasing us.
Notice received
The clock starts the day notice is given, not the day the tenant leaves. Pre-marketing begins immediately where the tenant allows showings.
Move-out inspection
On the last day of the lease, photographed against the move-in report.
Scope issued
Same afternoon, with costs, split into must do, should do and can wait.
Works
Trades sequenced so paint precedes flooring and cleaning comes last. Typically seven to ten days.
Relist
Photography and listing live the day the work is signed off.
Turnovers and make-ready: questions
The things owners ask before they sign, answered the way we would answer them on the phone.
Seven to ten days for a standard one, measured from move-out to photo-ready. A full repaint and flooring replacement runs fourteen to eighteen days. We give you the date before the work starts.
You do. The scope separates must do, should do and can wait, with a cost on each line. We will recommend, but the spend is your call and nothing above your threshold happens without approval.
Against the photographed move-in report and the age of the finish. Scuffs and nail holes after a two year tenancy are wear. A hole through a door is damage. We put the reasoning in writing so a deposit dispute has an evidence trail.
Yes. Tell us the date you will be finished and we will schedule photography and marketing to it. The only thing we insist on is that the safety checks are done before a tenant moves in.
Related services
Most owners combine these three.
All six servicesMaintenance coordination
Licensed vendors, a real 24 hour emergency line, and a Phoenix-specific view of what counts as urgent.ReadTenant placement and leasing
Marketing, showings, screening and lease signing for owners who manage the property themselves afterwards.ReadFull property management
One named manager, monthly owner statements, and everything from leasing to compliance handled in one place.Read