Every day a rental sits empty costs money. We turn units around on your booking calendar — documented with photos, scoped in writing, priced line by line.
From a quick turn between guests to a full off-season refresh — scoped to what the unit actually needs.
Touch-up to full repaint, drywall repair, and texture matching to get walls guest-ready
Sticking doors, worn caulk and grout, loose hardware, damaged trim — the small stuff reviews notice
Flooring repair and replacement, fixture and hardware updates that hold up to rental use
Work scheduled between check-out and check-in, agreed in writing before we start
Before, progress, and completion photos — list-ready proof for absent owners
Standing scopes, portfolio pricing, COI on file, and documentation your owners expect
Most Gulf Coast rental owners live somewhere else. Our make-ready process is built around that: you approve a written scope, we document the work with photos as it happens, and you relist with proof in hand — no blind trust required.
Turnover work repeats — so we make it repeatable. Standing scopes, portfolio pricing, COI on file, and owner-ready documentation for every unit.
Clear sequence, written at each step, built around your booking calendar.
Walk-through (or your punch list) → itemized written estimate and the tightest workable window
Scope, price, and dates agreed in writing — scheduled around your booking calendar
Repairs completed to scope with before/progress/completion photos throughout
Completion photo set and itemized invoice — your unit goes back on the market
Straight answers for owners and property managers. Call 205-281-0940 for anything specific to your property.
Most make-ready scopes are some combination of: drywall and paint touch-up (or full repaint), flooring repair or replacement, fixture and hardware updates, deep-repair punch lists (doors that stick, caulk, grout, trim), and exterior touch-ups. We quote item by item, so you can approve the whole scope or pick the lines that matter for this turn. If the property needs more than a make-ready — a real renovation — we will tell you that in the estimate rather than dressing up a bigger problem.
Yes — that is the whole point of turnover work. Short-term rental downtime is lost revenue, so we schedule make-ready and turnover work in the tightest workable window between bookings and agree that window in writing before we start. Give us your blocked dates and we will tell you honestly what fits. What we will not do is promise a one-day turnaround we cannot keep and blow up your next check-in.
Photo documentation is standard on every make-ready: before photos on arrival, progress photos at key points, and completion photos you can list from. For larger scopes we can do video walk-throughs at milestones. Every change from the agreed scope comes to you as a written change order with the cost delta before we proceed — nothing verbal, nothing surprising on the invoice.
Yes — property managers and STR managers are some of our favorite clients because the work repeats. We can set up standing make-ready scopes and pricing for your portfolio, coordinate access through your systems, and provide the documentation (COI, itemized invoices, photo records) your owners ask for. Ask for a current certificate of insurance at any point — most managers require one on file, and we expect that.
Written, itemized estimates — labor and materials by line, so you can see exactly what a turn costs and compare scope options. For recurring turnover work we can discuss standing pricing for repeatable scopes (e.g., a standard repaint-and-punch package for a 2-bedroom condo) so each turn does not start from a blank page. Free estimates; no obligation.
Ask us for our current license numbers and you can check them yourself on the State of Alabama licensing portals. We are based in Birmingham and serve the Gulf Coast — Baldwin and Mobile counties — on scheduled routes. Ask for a current certificate of insurance at any point during the estimate process. Workmanship warranty terms are written into every contract, and manufacturer warranties apply to materials.
Send us your dates and the punch list — we'll come back with an itemized quote and an honest window. Free estimates, photo-documented work.
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