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Turnovers and make-ready, from move-out to ready-to-show.
Between occupants, we take a unit from move-out condition to a documented, ready-to-show standard: a move-out walkthrough, repairs, paint and cleaning, and a final check against the make-ready standard you have set.
Scope
What the work typically covers.
A turnover is a sequence, not a list. These are the stages most units pass through — adjusted to your make-ready standard and the condition the unit is left in.
AMove-out walkthrough
- Room-by-room condition record
- Photographs of damage and wear
- Keys and access devices logged
- Turnover scope drafted for approval
BRepairs and replacements
- Wall patching and repairs
- Doors, hardware and blinds
- Fixture-level plumbing fixes
- Flooring repairs or replacement
CRefresh
- Full or partial repaint to your standard
- Caulk and grout renewed
- Appliances cleaned and checked for function
- Lamps and filters replaced
DReady to show
- Final clean
- Punch list checked against your standard
- Keys and access returned and logged
- Ready-to-show photographs
Sequence
How it runs, step by step.
The same order every time, so you always know where the job stands and what comes next.
- 01
Notice
You tell us the move-out date and the access arrangements. We book the walkthrough for the day keys come back where possible.
- 02
Move-out walkthrough
A room-by-room condition record with photographs, made before anything is touched.
- 03
Turnover scope
We separate normal wear from damage and list items individually, so you have a clear, itemized record for any decisions about the outgoing occupant.
- 04
Make-ready works
Sequenced so work does not overlap or double back: repairs first, then paint, then flooring, then the final clean.
- 05
Punch list
The unit is checked against your make-ready standard, and anything short of it is put right before sign-off.
- 06
Ready-to-show report
Photographs of the finished unit, what was replaced, and anything to plan for at the next turnover.
Decisions
Decisions you will make along the way.
Good scoping means raising these early. We set out the options and trade-offs; the decision stays with you.
01What is your make-ready standard?
A documented standard — paint colors, finish levels, what is always replaced — keeps every turnover consistent across units. If you do not have one, we can help you write it.
02Repair or replace?
Carpet or hard flooring, blinds, worn fixtures: we give you the options and trade-offs per item rather than one bundled price.
03Upgrade while it is empty?
Vacancy is often the least disruptive time for larger refurbishment. We point out opportunities without pushing them.
04Who holds the keys?
Key handling and lockbox arrangements are agreed up front, and every handover is logged.
What you receive
The paperwork that comes with the work.
Turnovers move quickly, which is exactly why the record matters. Each one produces the same set of documents, unit by unit.
- Move-out condition recordDated, room by room, with photographs taken before work starts.
- Turnover scopeItemized, with wear and damage separated and priced line by line.
- Ready-to-show reportPhotographs of the finished unit and a closed punch list.
- Unit historyEach turnover filed against the unit, so patterns show up over time.
Outside this scope
Turnovers cover finishes, fixtures and fittings. Appliance repairs beyond a function check, electrical and gas work, HVAC servicing beyond filter changes, pest control and hazardous-material work are outside our scope; where we see a need, we note it in the move-out record so you can arrange it.
Questions
Common questions about turnovers and make-ready.
Can you work to our existing turnover checklist?
Yes. Send us your checklist or make-ready standard and we will work to it, and record any item we could not complete and why.
Can you handle several turnovers at once?
Each unit is scheduled as its own job with its own record. When turnovers overlap, we agree the order of work with you so the units you need first are ready first.
Can the move-out record be used for deposit decisions?
The record is a dated, photographed account of the unit’s condition, separated into wear and damage. How you use it is up to you; we do not give legal advice on deposits.
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Next step
Discuss turnovers and make-ready for your property.
Tell us about the property, what it needs and how you would prefer to work. We will reply by email to arrange a site visit and confirm what happens next.