Maintenance
Vacancy is the expense. Everything else is a rounding error.
A rental unit generates no revenue on the day it is beautiful. It generates revenue on the day it is occupied.
This is arithmetic every landlord knows and many contractors have never internalized. A unit renting at $1,800 costs roughly sixty dollars a day to hold empty. A turn that stretches nine days beyond schedule cost you more than the paint did.
The second thing contractors miss is durability. A rental finish is not judged by how it looks at handover. It is judged by how it looks after two tenants, a dog, and a move-out in July. Builder-grade materials installed beautifully still fail on that timeline, and then you are paying for the same repair a third time.
We optimize rental work for the two things that actually determine return: days vacant, and years until the next repair.
Our standards
- Scope and price returned within one business day
- Before-and-after photographic documentation on every unit
- Itemized invoicing suited to owner reporting
- Consistent finish standards across a portfolio
- Rent-ready confirmation, not merely work-complete
- Materials selected for multi-tenant durability
What it costs
A light cosmetic turn typically runs $900 to $2,800. A full make-ready with paint, flooring and fixture replacement generally lands between $4,000 and $12,000. Portfolio clients get standardized per-unit pricing by unit type, which makes budgeting and owner reporting dramatically simpler than pricing every unit as a one-off event.
How we do it
The parts that decide whether this goes well
- 01
Scoped from photographs, often without a site visit
Send us move-out photos or a walk-through video and we will return a line-item scope and price, usually within one business day. For managers handling multiple properties this removes the single slowest step in the process — waiting for a contractor to find time to look at a unit that is already empty.
- 02
Turns performed as one continuous visit
Drywall, paint, flooring, fixtures, hardware, blinds, minor plumbing and electrical, cleaning coordination — all in one mobilization. A subcontracted turn is four appointments across two weeks. Ours is a crew that arrives, works through the list, and leaves the unit rent-ready.
- 03
Materials chosen to last two tenants, not two showings
Scrubbable eggshell rather than flat paint that cannot be cleaned. Luxury vinyl plank instead of carpet in high-traffic paths. Solid-core hardware at the points that get abused. Slightly more money at install, considerably less money across five years — which is the only timeframe that matters to an owner.
- 04
Documentation formatted for a file
Before-and-after photographs, itemized invoicing, and a written condition record. Whether you are supporting a security deposit deduction, reporting to an owner, or defending a decision at a hearing, the documentation exists and it is organized.
The self-perform difference
One crew across every trade is what makes a fast turn possible
The reason turns run long is almost never the work itself — the work is a handful of days. It is the waiting between trades. A drywall repair on Monday, a painter who can come Thursday, a flooring installer with an opening next week. Each gap is nobody’s fault and every gap costs you sixty dollars a day. Because our crew performs all of it, the gaps do not exist. That is not a service promise, it is what happens when you delete the handoffs from the process.
Scope
Rental Maintenance we handle
- Complete rental turns and make-ready service
- Interior repaint — full unit or targeted rooms
- Drywall patching, texture matching and full wall repair
- Flooring replacement — LVP, tile, carpet removal
- Cabinet and countertop repair or replacement
- Fixture, faucet, disposal and toilet replacement
- Interior and exterior door replacement and hardware
- Blind, screen and window covering replacement
- Minor plumbing and electrical repair
- Tenant damage repair and restoration
- Deferred maintenance catch-up on newly acquired properties
- Pre-listing repairs and cosmetic upgrades before sale
- Multi-unit and portfolio-wide standardized turns
Questions
Rental Maintenance questions we get asked
A cosmetic turn is generally three to five business days from access. A full make-ready with flooring runs seven to twelve. The clock starts when we can get in, not when the tenant’s lease ends — early access is the cheapest schedule improvement available to any owner.
Where we do this work
Rental Maintenance across the Valley
Related services
All services
Next step
Email us the move-out photos.
You will have a line-item scope and a firm price back within one business day, usually sooner. No site visit required to start, and no obligation attached to the number.
- Veteran owned and operated
- Written line-item estimate
- A schedule you can hold us to
- Licensed, bonded and insured
No pressure, no financing pitch, no three-hour presentation.
A walk-through takes about forty minutes. You get honest opinions, including which upgrades we think are not worth your money.
Mon–Fri 7–5 · Sat 8–2 · Greater Phoenix metro