Turn menu · From prices
Turns & pricing
Starting prices are on this page so you can see if we’re even in range.
“From” means the starting price for a standard two-bedroom in reasonable shape. Damage, size and finish level move it. The walk is what we bid from.
| Work | What’s included | Typical days | From |
|---|---|---|---|
| Full paint, 2BR | Walls, ceilings, trim and doors. One color scheme. | 2–3 days | from $1,900 |
| LVP flooring, 2BR | Glue-down or click LVP, transitions and base. | 3–4 days | from $3,400 |
| Carpet replacement, 2BR | Bedrooms only, pad included. | 1 day | from $1,750 |
| Cabinet & countertop replacement | Kitchen cabinets, laminate or quartz counter, sink. | 4–6 days | from $6,800 |
| Bath surround resurfacing | Tub and surround resurfaced. Tenants don’t move out; they’re out of the unit for about 24 hours. | 1 day | from $1,200 |
| Appliance replacement | Install and haul-away. | varies | quoted after walk |
| Cadet heater and panel upgrades | Per unit. | 1 day | quoted after walk |
| Full turn, 2BR | Paint, floors, bath, fixtures and clean. | 7–10 days | from $8,500 |
Project minimum $1,500
Below that it costs you more in coordination than it saves. If you have three small units, send all three. That’s one mobilization.
Occupied units
Resurfacing, appliances and heaters can be done without moving tenants out. For bath surround resurfacing, they need to be out of the unit for about 24 hours. Tell us on the form and we’ll plan around the resident.
Older buildings: we’re licensed in Oregon for lead-based paint renovation. Our construction contractor license is CCB #236640. Oregon’s lead-safe rules for pre-1978 units cover containing the work area, controlling dust and cleaning up before the unit is reoccupied.
What moves a number up
Damage
Smoke, pets, holes, water. A damaged 2BR paint job is not a “from” job. You’ll hear that on the walk, before there’s a change order.
Size and layout
Three bedrooms, stairs, no elevator, long carries from the parking lot. All of it is labor.
Finish level
Quartz instead of laminate, full-height LVP instead of wet areas only. Your rent band decides this, not us.
Send the unit and we’ll price it.
Address, photos and the vacancy date is enough to start. Estimate back within a few business days for standard turns. Bigger scopes get a walk first.