Why make-ready is a profit center
Every idle day between move-out and listing is rent you’ll never recover. Tight make-ready execution can add thousands to annual NOI with no rent hike. Treat it like an assembly line: standardized, measurable, and relentlessly optimized.
Define “rent-ready” clearly
Create a Rent-Ready Standard with photo examples and acceptance criteria for: paint, floors, appliances, hardware, lighting, caulk/cleanliness, safety items, and smart-home devices (if any). Publish it for staff and vendors. Shared clarity prevents rework and failed inspections.
Map the turn process
Typical steps:
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Pre-notice/pre-leasing: When a notice to vacate is received, start marketing the unit with realistic photos or a sister-stack layout. Pre-schedule vendors aligned to the anticipated move-out.
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Move-out day: Conduct a same-day move-out walk with a punch-list app. Document damages with time-stamped photos.
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Work order dispatch: Within 4 hours, dispatch cleaners, painters, and maintenance in a pre-set order that avoids trade conflicts.
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Parts & materials: Keep a par sheet of consumables (filters, caulk, bulbs, smoke alarms, blinds). Stock on site to prevent store runs.
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Quality check: Supervisor inspects against the Rent-Ready Standard within 24 hours of vendor completion.
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List immediately: As soon as it passes QC, publish with accurate photos/virtual tour, price via dynamic guidelines, and open for self-guided tours if possible.
Scheduling that eliminates idle time
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Vendor calendars: Pre-block weekly time slots for turns; don’t rely on ad-hoc requests.
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Trade sequencing: Example—trash-out → paint → maintenance checklist → clean → QC.
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Weekend coverage: A small, rotating weekend crew can save 2–3 days on many turns.
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Key control: Digital locks/lockboxes cut handoff delays.
The punch-list that saves hours
Standardize your Turn Punch-List: HVAC filter, GFCIs, smoke/CO alarms, blinds, door sweeps, caulk lines, grout touch-ups, drip pans, appliance function tests, water shutoffs, and leak checks. Technicians check boxes with photos—no ambiguity.
Pricing & marketing sync
The goal is to list instantly at the right price:
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Dynamic pricing rules: If like-units sit >7 days, reduce by a set increment; if traffic > target, test a small increase.
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Priority exposure: Feature fresh turns on your website hero, ILS, and Google Business Profile.
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Tour readiness: Place QR codes in the unit for applications and FAQs; enable same-day self-guided tours.
KPIs that matter
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Average Turn Time (keys-to-list): Target 3–5 calendar days for classic turns, 7–10 for heavy turns.
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Cost per Turn: Track by vendor and unit type; negotiate with data.
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First-Pass Yield (FPY): % of turns passing QC on first inspection; target >85%.
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Make-Ready On-Time Completion: Target >90% within SLAs.
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Days Vacant: Watch the last 30-60-90 days trend by floorplan.
Cost control without quality drag
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Bundled services: Negotiate painting + cleaning + trash-out as a package.
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Volume discounts: Annual bid cycles for consistent rates; add KPIs to contracts.
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Refinish vs. replace: Tub/glaze, countertop resurfacing, and LVP repairs can shorten turns and lower capex.
Technology stack
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Work order app: Mobile-first with photo capture and timestamps.
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Inventory tool: Track consumables and auto-reorder thresholds.
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Self-tour tech: Reduces scheduling friction and accelerates lease-ups.
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Turn dashboard: A shared board shows each unit’s stage, owner, and ETA.
Avoid these blockers
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Unclear standards: Leads to QC failures and rework.
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Material shortages: Keep buffer stock, especially during peak move seasons.
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Vendor no-shows: Maintain a B-team roster and enforce SLAs with penalties.
30-day sprint plan
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Publish rent-ready standards + photo guide.
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Pre-schedule vendor blocks and revise trade sequence.
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Launch a live “Turn Board” with owners and due dates.
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Track turn time daily; run a weekly stand-up to remove bottlenecks.
Want a plug-and-play make-ready SOP and KPI dashboard for your team?
📅 Book a call: https://mcqproperties.online/calendar-page/
