For landlords, property managers & realtors
Make-Readies, Punch Lists & Turnovers in Cincinnati & NKY
One tradesman who can do the whole list, turn a unit around between tenants, keep the grounds tidy month to month, and clear an inspection report before closing. No coordinating five subcontractors for a two-day job.
He owns rentals too
Kevin is a landlord himself. He owns and maintains his own rental property, which means he has sat on your side of this exact problem: a unit standing empty, a list of small jobs, and nobody willing to turn up for a two-hour trade call.
That shapes how we work. We know a vacant week costs more than the repair does, so we quote fast and we give you a date we can actually hold. We know which items on an inspection report are genuinely urgent and which a buyer’s agent has padded. And we know that the useful contractor is the one who tells you about the soft subfloor while the unit is still empty, rather than after the tenant has moved in.
A typical make-ready list is twenty small jobs across six trades, and none of them is big enough for a specialist to prioritise. That is precisely the work we do. One person, one visit, the whole list, and a date you can plan a listing around.
Send the turnover list and we will come back with a real number, usually within one business day.
Get a Free Estimate or call (513) 202-3349Between tenants
- Wall patching, nail pops and touch-up paint
- Full repaint of a unit or single rooms
- Flooring and tile replacement
- Subfloor repair
- Door, lock and hardware replacement
- Blind and curtain-rod replacement
- Light fixture, ceiling fan and outlet swaps
- Toilet, faucet and garbage-disposal work
- Smoke and CO detector replacement
- Appliance install and haul-away of the old one
- Junk removal and clear-out
Pre-listing & post-inspection
- Working straight from the inspector's report
- Wood rot on trim, sills, fascia and decks
- Window repair and replacement
- Handrails, loose railings and step repair
- Sticking doors and windows
- Caulking, grout and sealant
- Trim, baseboard and molding repair
- Weatherstripping and draft sealing
- Gutter clearing and minor gutter repair
- Deck board and railing repair
- A written note on anything needing a licensed trade
Ongoing & occupied units
- Tenant-reported repair calls
- Lawn mowing and seasonal grounds care
- Flower beds, planting, mulching and edging
- Leaf clearing and seasonal cleanup
- Rock and paver walkways, light hardscaping
- Seasonal maintenance rounds
- Grab bars and accessibility work for aging tenants
- Common-area repairs in small multifamily
- Basement finishing and larger improvements
- Punch lists after a larger contractor finishes
How we work with property people
Send the list, not the jobs. Email or text the whole punch list, the inspection report, or photos of the unit. You do not need to break it into trades. We will tell you what is ours and what genuinely needs a licensed electrician or plumber.
One written number before we start. You get the whole turnover quoted up front so you can put it in a budget and against a listing date. No line-by-line surprises at the end.
Access on your terms. Lockbox, key handover or meeting you there, whichever suits. We work in vacant units without needing supervision.
Ongoing, not just turnovers. Plenty of what we do for property people is month to month rather than between tenants: mowing and grounds care through the season, beds kept planted and edged, leaves cleared in autumn, and tenant-reported repairs handled as they come in. One contact for the building and the ground it sits on.
You hear about what you did not ask about. If we find a soft subfloor behind the toilet or a supply line that is going to fail this winter, you get told while the unit is empty and it is cheap to fix, not after a tenant moves in.
Everything carries the same warranty. A 1-year labor warranty on rental work exactly as on owner-occupied work.
Why one tradesman beats five
The maths on small jobs is unkind. A dedicated drywall contractor typically carries a minimum in the region of $350 to $650 just to mobilise, because a single patch is not worth the trip to them. A handyman minimum sits closer to $150 to $300, and ours is an $85 service call covering the visit and the first hour.
Multiply that across a turnover list and the difference is most of the bill. It is also most of the calendar, because you are scheduling one visit rather than chasing six.
Common questions
Do you do ongoing property maintenance, not just turnovers?
Yes, and it is a large part of what we do for property people. Lawn mowing and grounds care through the season, flower beds planted and edged, mulching, leaf clearing in autumn, walkways, and tenant-reported repairs handled as they come in. One contact for the building and the ground around it.
What is a make-ready?
The work needed to get a rental unit from the day one tenant leaves to the day it is fit to show and let. Typically patching and paint, flooring, cleaning up damage, replacing worn fixtures and hardware, checking detectors, and clearing anything left behind.
Which punch list items need a licensed contractor?
In practice: anything at the electrical panel or adding circuits, gas connections, main drain lines, structural changes and roofing. Nearly everything else on a typical turnover list — patching, paint, flooring and tile, doors, hardware, fixtures, trim, wood rot, detectors, windows — is work we do. We will mark up your list and tell you which is which before quoting.
How fast can you turn a unit around?
It depends on the list and the calendar, but most standard turnovers are a one or two day job once we are on site. Tell us the listing date when you send the list and we will tell you honestly whether we can hit it. Kevin owns rentals himself, so he understands that a vacant week usually costs more than the repair does.
Can you work from a home inspection report?
Yes, and it is one of the most common things we are sent. Forward the report and we will come back with what we can clear, what needs a licensed trade, and a single number for our part of it.
Do you handle bigger jobs like flooring or finishing a basement?
Yes. Tile and flooring installation, subfloor repair, window replacement, wood rot, trim and finish carpentry, and basement finishing are all within scope. The working rule is that if it is a job one experienced tradesman can do properly, we take it on.
Do you work on multiple units or small multifamily?
Yes. Small multifamily, duplexes and portfolios of single-family rentals across Greater Cincinnati and Northern Kentucky. Several units in one trip is the most efficient way to use us.
Do you need someone to let you in?
No. Lockbox or key handover is fine and we are used to working in vacant units unsupervised. We are fully insured, and we can provide a certificate of insurance on request.
How does billing work for rental property?
Rather than settling up after every visit, property owners and managers with ongoing work are invoiced monthly, covering all the units and jobs in that period. Credit cards are also accepted.
Send us the turnover list
Email it, text photos, or forward the inspection report. You get one written number back, usually within a business day.
Tell us what needs fixing
Send the list and we’ll come back with honest pricing, usually within one business day. Flat $85 service call, and a 1-year warranty on our labor.