Walls and ceilings
Two coats in your standard neutral, flat white on the ceilings. Eggshell or satin walls, whichever your buildings run.
Rental turnovers
Rental turnover painting.
An empty unit charges you rent whether anybody lives in it or not. Paint is usually the last thing standing between a finished turn and a listing, so it's usually the thing costing you the days.
A turn is its own kind of work. The unit is empty, the colors are already decided, and the only thing that matters is getting it back on the market looking like nobody ever lived there. I'm set up for exactly that.
Most standard units are painted, cleaned and ready to list the next day. Bigger units and heavy turns take longer, and you hear that number at the walk-through rather than after I start.
What a turn covers
Everything a unit needs to show again.
Patching and prep
Nail holes, anchor holes, scuffs and normal move-out damage filled, sanded and spot-primed. In the base price, not an add-on.
Stains sealed properly
Smoke, water and nicotine bleed through ordinary paint. Those areas get shellac-primed first so they stay covered instead of coming back in a month.
Trash gone
Old cans, drop debris and whatever the last tenant left behind leave with me. Nothing added to your dumpster.
Why turnovers are different
Speed comes from the setup, not from rushing.
A turn is repeatable in a way a custom job never is. Same colors, same sheens, same order of operations every time. That's what makes next day possible without cutting anything out of the process.
It also means I can quote your buildings once and price the next twelve units off the same sheet, instead of you calling for a fresh quote every time somebody moves out.
FAQ
Questions about this work.
Can you work around a move-out date?
Usually. Tell me the date the keys come back and I'll hold the slot. If the tenant leaves it worse than expected, you hear that day, not on the invoice. Rush and same-day work is possible when the schedule allows, priced as an add-on and agreed before I start.
Do you handle more than one unit at a time?
Yes. Multiple units in the same building are the easiest work there is, because the setup carries between them. Tell me how many and I'll price the batch.
Do you have a rate sheet I can budget from?
Yes. One page, flat rates by unit size, insurance certificate attached. Rates hold across your whole portfolio, so a twelve unit building is one number, not twelve phone calls. Ask and it comes back the same day.
Also
The rest of what I do.
Got a unit coming empty?
Send the address and the move-out date. The walk-through is free.