From keys back to rent-ready.
Stop coordinating five vendors to turn one unit. A&M handles the whole make-ready end to end — clear-out, deep clean, pressure washing, minor repairs, and haul-off — and delivers it rent-ready, documented, and fast. One call, one crew, one invoice.
Everything a turn needs
- Trash-out & haul-off
- Deep clean & pressure washing
- Minor repairs & touch-ups
The whole turn, under one roof.
Full Clear-Out
Eviction and move-out trash-outs — everything hauled, the unit emptied and documented.
Deep Cleaning
Make-ready cleaning that gets the unit show-ready for the next resident.
Pressure Washing
Patios, balconies, breezeways, and entries washed so the unit shows from the curb in.
Minor Repairs
Punch-list touch-ups and small fixes that keep the turn moving without a separate vendor.
Haul-Off & Disposal
Everything removed and disposed of properly — no piles left at the dumpster.
Documented Handoff
Before-and-after photos on the whole turn so you can bill clean and re-lease with confidence.
One vendor instead of five.
Every turn you hand off in pieces is another schedule to chase. We own the whole turn — so units come back online faster, your made-ready count stays clean, and you get a single documented invoice instead of a stack.
- Faster turns, fewer vacant days
- One point of contact & one invoice
- Bundle into a recurring turn program
Turnkey turnsThe days don't disappear during the work. They disappear between it.
Add up the actual labor in a standard turn and it's a handful of days. Then look at how long the unit was really down. The difference is almost entirely handoffs — waiting for the next trade, discovering the last one didn't finish, and rebooking around somebody's calendar.
Every handoff is a queue
Hauler, cleaner, painter, flooring, punch. Five trades means five separate schedules, each with its own lead time and its own idea of when the unit will be ready for them. Miss one slot and you don't lose a day, you lose until that trade's next opening.
Nobody owns the date
When a unit slips, each vendor points at the one before them. The painter couldn't start because the clean wasn't done, the cleaner couldn't start because the clear-out ran late. Everyone is technically right and nobody is accountable — so the chasing lands on you.
Coordination is unbilled work
The calls, the confirmations, the drive-bys to check whether the unit is actually ready for the next trade. It never appears on an invoice, but it's hours of your week per turn — and it scales with every unit that comes back at once.
Hand us the keys. Take them back rent-ready.
A turnkey turn removes the handoffs by removing the vendors. Clear-out, deep clean, pressure washing where the unit needs it, minor repairs and haul-off run as one continuous scope with one crew and one schedule.
That means no waiting on somebody else's calendar between stages, no unit sitting ready-for-the-next-trade for four days, and no ambiguity about who is responsible when a date moves. You get a completion date and a single number to call about it.
It also means the standard is consistent end to end. The crew that cleared the unit knows what the paint and punch have to land on, so nothing gets finished to a standard the next stage has to redo.
Scope a turnkey turnFive vendors vs. one
- Five schedules to align
versus one crew booked once - Four handoff gaps
versus continuous work through the unit - Shared blame when it slips
versus one date and one owner of it - Five invoices to reconcile
versus one itemized scope
How a turnkey turn is priced.
Turns vary more than any other work we do, which is exactly why they get walked before they get quoted.
Unit size and layout
Bedroom count and square footage set the baseline for clean, paint prep and punch, before condition is considered at all.
Condition on handover
The largest variable. A tidy move-out and a unit that has to be cleared before anyone can assess it are different jobs sharing a name.
Scope included
Clear-out and clean only, or the full make-ready with repairs and haul-off. Every stage is itemized so you can take out anything your in-house team already covers.
Repair extent
Minor repairs are in scope. Structural work, full flooring replacement and licensed trades aren't — we'll tell you where that line falls on your unit rather than discovering it midway.
Turn speed
Compressing a turn means more crew on site at once. It costs more per unit and frequently still pays, given what the vacancy is running you daily.
Volume
Communities handing us turns consistently price on route with priority scheduling. Predictable volume is what lets us hold capacity for you during heavy months.
We walk the unit, scope every stage, and give you a completion date alongside the number. A turn quoted without seeing the unit is a turn that changes price halfway through — and on a make-ready, a change order usually costs days as well as money.
Anyone can do a stage. Very few own the date.
They finish their part. We finish the unit.
One scope covering clear-out through rent-ready, with no gap where the unit sits waiting for someone else to have an opening. The completion date is ours, not distributed across five calendars.
They blame the previous trade. We don't have one.
When a turn slips across multiple vendors, everyone has a defensible reason and you do the reconciling. With one crew there's nobody upstream to point at.
They hand you five invoices. We hand you one scope.
Itemized by stage so you can see exactly what each part cost, bill it cleanly and drop anything your team handles in-house — without renegotiating the whole turn.
They tell you it's done. We show you.
Photographed as found, through the stages, and at completion. You can sign off a unit and put it in front of ownership without driving out to confirm it yourself.
Turnkey questions we get.
Clear-out, deep clean, pressure washing where the unit or its exterior needs it, minor repairs and haul-off — delivered rent-ready and documented. It's itemized by stage, so if your team handles paint or flooring in-house we simply take that out and price around it.
Licensed trade work — electrical, plumbing, HVAC — structural repair and full flooring replacement. We'll flag anything in that category during the walkthrough so you can line up the right trade in parallel instead of finding out once the unit is already open.
It depends on size, condition and scope, and we give you a completion date with the quote rather than a vague range. Because the stages run continuously with one crew, the honest comparison isn't our labor days against another vendor's — it's our completion date against a multi-vendor schedule with four handoffs in it.
Yes, and it's where this model earns the most. Heavy turn months are exactly when multi-vendor coordination breaks down. Communities that send us volume consistently get capacity held for them rather than competing for it when everything comes back at once.
As-found photos before anything is touched, progress through the stages, and completion photos of the finished unit — plus an itemized scope you can bill against. Standard on every turn, which matters most on the units likely to be disputed later.
That's how most of our communities started, and it's the sensible way to buy this. Give us one turn — ideally a difficult one — and compare the completion date and the finished unit against what your current process produces.
Turnkey turns across metro Atlanta
Got units to turn?
Let us own the whole turn — clear-out to rent-ready, documented.