Licensed & insured general contractors · Broward · Miami-Dade · Palm Beach
Property Turnover & Make-Ready project by 12X Construction

Commercial & Property Services

Property Turnover & Make-Ready

Rent-ready on the date you promised your next tenant.

For landlords, property managers, and short-term rental operators: a single crew that paints, repairs, cleans, replaces flooring, and completes the punch list on a fixed turnover deadline, with photo documentation for your records and owner reports.

Typical timeline

3–10 days per unit

Typical investment

Per-unit pricing with volume programs for portfolios

Get a property turnover & make-ready estimate

Free on-site visit, written scope, no obligation.

More details (optional): timeline, budget, notes
Your details stay private No obligation, no pressure Prefer to talk? (954) 621-6218
Licensed & insured
20+ years in the trades
Fixed written scope & price
Permits pulled & closed
Built on word of mouth
In-house crews, no subs roulette
Line-itemed estimates
Workmanship warranty in writing
Licensed & insured
20+ years in the trades
Fixed written scope & price
Permits pulled & closed
Built on word of mouth
In-house crews, no subs roulette
Line-itemed estimates
Workmanship warranty in writing

How we approach it

Rent-ready on the date you promised

Every day a unit sits empty between tenants is lost income, and landlords and property managers don't have time to coordinate five separate contractors for paint, flooring, and repairs on a turnover deadline.

We send one crew to handle the move-out inspection, repairs, paint, flooring, and punch list items in sequence, with a fixed turnover date and photo documentation you can hand straight to the owner or your files.

For portfolios, we run volume pricing and a consistent process across units, so every turnover looks the same on paper and performs the same on the calendar, whether it's one unit or a dozen this month.

Property Turnover & Make-Ready project in South Florida
Representative project photo

When to call

Signs it's time

  • A tenant move-out date with a new tenant already lined up
  • A unit that needs paint, minor repairs, and a deep clean before showing
  • Flooring or appliances that didn't survive the last tenancy
  • Multiple units needing turnover across a portfolio
  • Need for photo documentation for owner reports or deposit disputes
  • A fixed deadline with a penalty if the unit isn't ready

What the work involves

The breakdown

01

Move-out inspection

Document unit condition with photos and price the scope before work begins.

02

Paint and drywall refresh

Patch drywall, touch up or fully repaint, and refresh trim and doors scuffed from the prior tenancy.

03

Flooring and tile repair

Replace damaged flooring sections or full rooms, repair tile, and coordinate deep cleaning.

04

Fixture and hardware replacement

Swap worn appliances, fixtures, hardware, blinds, and locks as needed between tenants.

05

Plumbing, electrical, and HVAC punch

Address any mechanical punch items flagged during the move-out inspection.

06

Final photo report

Document the finished unit and confirm rent-ready status in writing.

Step by step

How a property turnover & make-ready job runs

  1. 1Same day as move-out

    Move-out walkthrough

    Inspect and photograph unit condition, scope repairs, and provide pricing.

  2. 2Same day

    Approve scope

    Property manager or owner approves the repair and refresh list.

  3. 31-3 days

    Repairs and punch items

    Plumbing, electrical, and structural punch items addressed first.

  4. 42-5 days

    Paint and flooring

    Paint refresh and flooring replacement completed per approved scope.

  5. 51 day

    Final clean and photo report

    Deep clean coordinated and final photos taken confirming rent-ready condition.

Choices

Options we'll walk you through

Standard turnover

Paint touch-up, minor repairs, and deep clean

Best for: Units in good condition between tenants

Full refresh turnover

Full repaint, flooring replacement, and fixture updates

Best for: Units with significant wear or a longer tenancy ending

Portfolio turnover program

Volume pricing and a standardized process across multiple units

Best for: Property managers with recurring turnovers

Example project

Four-unit turnover completed in one coordinated week

Hollywood, FL6 days

The challenge
A property manager had four units with overlapping move-out and move-in dates and no single contractor able to handle paint, flooring, and repairs across all four on time.
What we did
We ran move-out inspections for all four units on day one, then staged paint, flooring, and punch-list crews across the units in sequence based on each new tenant's move-in date.
The result
All four units were rent-ready ahead of their respective move-in dates, with photo reports delivered to the owner for each unit.

Illustrative example based on typical jobs of this type.

Standards we hold

  • Every turnover starts with a documented, photographed move-out inspection
  • Scope and pricing are approved before work begins, no surprise invoices
  • We hit the turnover date we commit to, which protects your next lease start
  • Final photo reports are provided for owner records or deposit documentation
  • Portfolio clients get consistent pricing and process across every unit
After: Marked-up unit to rent-readyBefore: Marked-up unit to rent-ready
BeforeAfter

Before / after

Unit-ready turnovers

Marked-up unit to rent-ready

Walls patched and painted, flooring replaced, doors and trim repaired.

Drag the handle to compare

Representative example

What's included

Our property turnover & make-ready scope

  • Move-out inspection with photo documentation and scope pricing
  • Paint, drywall repair, and trim and door refresh
  • Flooring replacement, tile repair, and deep-clean coordination
  • Appliance, fixture, hardware, blind, and lock replacement
  • Plumbing, electrical, and HVAC punch items
  • Final photo report and rent-ready confirmation

Questions we get about property turnover & make-ready

How it works

What happens after you call

01

Free on-site visit

We come out, measure, photograph, and listen. You get straight answers about what's possible and what it really takes, usually within 24–48 hours of your call.

02

Line-itemed proposal

A written scope with materials, allowances, timeline, and payment schedule. You see exactly what you're buying before you commit to anything.

03

Selections & permits

We help you pick finishes that hit your budget, then handle drawings, permits, HOA packets, and inspections so nothing stalls the job.

04

Build with daily updates

Dedicated crew, protected work area, photo updates, and a single project manager you can reach directly at any point.

05

Walkthrough & warranty

We walk the job with you, fix every punch-list item, close the permit, and hand over your written warranty and care instructions.

Our commitments

Put in writing on every project

Fixed written scope & price

Every estimate is line-itemed before a single tool comes out of the truck. No mid-project surprises, no vague allowances.

One accountable project manager

You get one direct number, one person who knows your job, and daily progress updates, not a call center.

Licensed, insured, permitted

Licensed general contracting, full liability and workers' comp coverage, and permits pulled and closed out properly.

Workmanship warranty

Written warranty on our labor plus full manufacturer warranties on the materials we install.

Clean, respectful crews

Floor protection, dust containment, daily cleanup, and crews that treat an occupied home like an occupied home.

On-schedule or we tell you first

A real timeline with milestones. If anything shifts, you hear it from us before you notice it yourself.

Client feedback

Referred, again and again

“They gutted and rebuilt two bathrooms and our kitchen while we lived in the house. Every day the site was clean, every question got answered the same day, and the final number matched the estimate.”
Daniel R. · Fort Lauderdale, FL · Kitchen + 2 bathroom remodel
“We had water damage behind a wall that two other contractors misdiagnosed. 12X found it in an hour, handled the drying, rebuilt the drywall, and dealt with the insurance paperwork.”
Melissa T. · Hollywood, FL · Water-damage restoration
“Pavers, a pergola, an outdoor kitchen, and turf, done in five weeks and permitted properly. Our backyard is the reason we stopped talking about moving.”
Andre & Sofia P. · Coral Springs, FL · Full backyard renovation
“We turn over rental units on tight deadlines. They have never once missed a make-ready date, and their punch lists are cleaner than anyone we've used.”
Property manager · Miami, FL · Property turnover program

Free, no-pressure estimate

Ready to price your property turnover & make-ready project?

Free on-site visit, written line-itemed estimate, no pressure. Most visits are scheduled within 24–48 hours.

Licensed & insured 5-star word-of-mouth Written fixed price