Unit turns · DuPage, Kane & Will counties
Vacant units, turned and rent-ready.
One call covers paint, flooring, cleaning and repairs. We price the turn up front, schedule the trades, inspect the work, and hand you a photo report and one invoice when the unit is done.
The punch list
Everything a turn needs, under one work order
- PaintFull repaints, touch-up, ceilings, trim and doors.
- FlooringLVP and SPC plank, carpet, and transition repairs.
- CleaningMove-out cleans, appliances, cabinets and windows.
- Drywall & repairsPatches, doors, hardware, blinds and fixtures.
- Punch & make-readyCaulk, outlets, cover plates and the final walk.
- Interior renovationsKitchen and bath refreshes between tenants.
Add to any turn
- Light bulbs
- HVAC filters
- Smoke detectors
- Blinds
- Trash-out and unit clearing
- Single repairs, no full turn needed
How a turn runs
You send the unit. We hand back a rent-ready one.
- Send the unitAddress and unit number, bed/bath, move-out date, target ready date, and photos if you have them.
- Get a fixed priceA line-item quote and a target ready date before any work starts.
- We run the turnWe schedule and sequence every trade and inspect the unit ourselves before we hand it back.
- Photo report and invoiceA dated move-out photo report and one line-item invoice for the whole turn.
$150
Repair approval limit. Small problems we find on site, under $150, get fixed during the turn and listed on the invoice. Anything over that, you get a photo and a price first, and we wait for your OK.
Security deposits
Paperwork that holds up when you deduct
In Illinois, a landlord who deducts from a security deposit owes the tenant an itemized statement of damage within 30 days of move-out, with receipts or estimates attached.
Every turn comes with a dated move-out photo report and a line-item invoice that separates damage from normal wear, so the statement is mostly written for you.
- Photos
- Room by room at move-out, and again when the unit is ready
- Invoice
- Line items by room and trade, with materials listed
- Delivered
- By email with the invoice, the day the turn is done
Pricing
Flat-rate by unit size. Add-ons priced line by line.
A standard turn is priced flat by bed and bath count. Paint, flooring and repairs are quoted line by line on the same work order, so the owner sees the full number before work starts.
Send the unit details and photos and you'll usually have a written quote within one business day.
- Quote
- Written, line-item, before any work
- Changes
- Under $150 fixed on site; over $150 needs your OK
- Billing
- One invoice per turn, terms stated on the quote
Who we work for
Property managers and owners without a maintenance crew
We're built for scattered-site portfolios and small buildings, roughly 2 to 50 units, where nobody on staff is free to chase painters and cleaners between move-out and move-in.
One accountable contractor. We schedule every trade, inspect every unit ourselves before we hand it back, and send one invoice. Every subcontractor carries general liability and workers' compensation, and we verify their insurance before they work in your unit.
- Hours
- Monday to Friday, 7:30 a.m. to 5:30 p.m. Central
- Work
- Unit turnovers and interior repairs. We don't run an emergency line.
- Contact
- One person for every unit, start to finish
Service area · based in Naperville
Towns we serve
DuPage County
Naperville, Aurora, Wheaton, Downers Grove, Lisle, Woodridge, Glen Ellyn, Lombard, Elmhurst, Villa Park, Addison, Carol Stream, West Chicago, Warrenville, Westmont, Darien
Kane County
St. Charles, Geneva, Batavia, North Aurora, Elgin, South Elgin
Will County
Bolingbrook, Plainfield, Romeoville, Joliet, Lockport, Shorewood, New Lenox
Nearby and not listed? Ask. Chicago service is coming later.
Questions property managers ask
FAQ
- Do you take small jobs, or only full turns?
- Both. Send us one repair, a paint-only unit, or a full turn.
- How is pricing set?
- Flat rate by unit size for the standard turn, with paint, flooring and repairs quoted line by line. You approve a written quote before we start.
- What if you find more damage once you're in?
- Anything under $150 we fix and list on the invoice. Over that, you get a photo and a price, and we wait for your approval.
- Who does the work?
- Vetted local trade subcontractors that we schedule and inspect. No subcontractor works without current general liability and workers' compensation coverage on file.
- Do I need to be there?
- No. We work from a lockbox, key pickup or door code, and confirm access before anyone is scheduled.
- How long does a turn take?
- It depends on scope. You get a target ready date with the quote, and we tell you right away if anything moves it.
- How does billing work?
- One invoice per turn, emailed with the photo report. Payment terms are stated on the quote.
- Do you handle emergencies?
- No. We do turnovers and interior repairs during business hours, so we don't take leak or no-heat calls.
Have a unit coming vacant?
Call, text or email with the property, unit address and move-out date. We'll get back to you the same business day.
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