Rent-Ready & Turnover
When a tenant moves out, the clock starts. Every day between tenants is lost income. Our turnover process compresses that gap — move-out inspection, security deposit disposition, vendor coordination, repairs, cleaning, and re-listing all run in parallel so your property is back on the market fast.
How We Handle Rent-Ready & Turnover
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Move-out inspection with timestamped photos compared side-by-side with the move-in inspection. This creates a clear, documented record of what changed during the tenancy.
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Security deposit disposition within 30 days as required by Texas law. We draft the itemized deduction letter with photo evidence for any charges — normal wear and tear is never deducted.
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Vendor coordination starts immediately. Cleaning, painting, repairs, and landscaping are scheduled as soon as the inspection identifies needs. We don't wait for the deposit process to finish before starting rent-ready work.
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Parallel processing is our default. While vendors are working on Rent-Ready, we're already creating the listing, scheduling photography, and preparing the marketing campaign. One process doesn't wait for the other.
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Quality walkthrough before listing. We inspect the Rent-Ready work to confirm it meets our standards before a single prospective tenant sees the property.
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Re-listing workflow triggered with professional photos, market-rate pricing, and syndication to Zillow, Apartments.com, and all major platforms.
Why This Matters for Your Investment
Turnover is the most expensive event in a rental property's lifecycle. Between lost rent, Rent-Ready costs, and placement fees, a single turnover can cost $3,000-$5,000 or more. The variable you can control is time — and that's where most property managers leave money on the table.
A typical self-managed turnover takes 30-45 days. The owner waits for the tenant to leave, then calls a handyman, waits for a quote, schedules the work, then starts thinking about marketing. That sequential approach costs thousands in lost rent.
Our parallel process compresses the timeline. We start the listing prep before the paint is dry. The goal is simple: minimize the gap between leases so your property earns rent as many days of the year as possible.
Rent-Ready & Turnover FAQ
How long does a typical turnover take?
It depends on the property's condition, but our goal is to have a property listed within 7-10 days of move-out for standard turnovers. Major renovations take longer, but marketing starts as soon as the scope is defined.
Who pays for Rent-Ready costs?
Damage beyond normal wear and tear is deducted from the tenant's security deposit. Remaining costs are the owner's responsibility. We provide itemized estimates before starting work over $300.
How do you determine what's damage vs. normal wear and tear?
We follow Texas law and industry standards. Nail holes, minor scuffs, and faded paint are normal wear and tear. Large holes, stains, broken fixtures, and unauthorized modifications are tenant damage. Our timestamped move-in and move-out photos provide clear documentation.
Do you handle the security deposit refund?
Yes. We calculate deductions, draft the itemized disposition letter with photo evidence, and process the refund through our trust account — all within the 30-day window required by Texas Property Code §92.103.
Get Your Property Back on the Market - Fast
Parallel-processed turnovers that minimize vacancy and maximize your returns.
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