How Much to Charge for a Rental Make-Ready
A standard rental make-ready typically runs $400–$900 for a one-bedroom, $700–$1,400 for a two-bedroom, and $1,000–$2,500 for a three-bedroom in reasonable condition, priced as a task list rather than a flat unit fee. Turnover cleaning runs $150–$400 by size, paint $250–$600 per room-set for touch-up versus full coats, carpet cleaning $30–$60 per room, rekeys $25–$60 per door, and trash-out by volume — with a rush premium for same-week turnarounds.
Whole-unit ranges (reasonable condition)
- One bedroom — $400–$900
- Two bedroom — $700–$1,400
- Three bedroom — $1,000–$2,500
- Rush turnaround — 20–50% premium
Task-level rates
- Turnover clean — $150–$400 by unit size
- Paint — $250–$600 per room-set, touch-up versus full
- Carpet clean — $30–$60 per room
- Drywall patch — $75–$200 per patch
- Rekey — $25–$60 per door
- Blinds, screens, fixtures — per item
- Trash-out — by volume, like a junk removal job
Itemize even when you quote a range
A property manager can’t really use a flat fee. They have to split costs between the owner and a departing tenant’s deposit, and an unitemized invoice makes that impossible — so it just sits on a desk until someone has time to call you and sort it out.
Charge for speed, because speed is the value
A vacant unit burns rent every single day it sits empty. So name a rush premium up front — that turns “can you get it done by Friday?” from a favor into a decision the manager makes with a number in front of them, and more often than not they’ll say yes.
Requote bad units, with photos
Smoke, pets, and abandoned belongings turn a standard turn into a different job entirely. Send photos and a revised number before you start, and it’s a conversation that goes fine almost every time. Start the work first and ask later, and it usually doesn’t.
Volume pricing buys continuity, not just work
A manager with a portfolio means steady jobs, no marketing, and predictable payment cycles — that’s worth something. Give a modest, explicit volume rate in exchange for it; just don’t give away a price you can’t ever get back up, because an unexplained discount tends to stick.
Frequently asked questions
Should I quote a flat per-unit price or itemize?
Itemize, always. Property managers need to allocate costs between the owner and a tenant's deposit, and a flat fee is useless for both. Itemizing also protects you when a unit turns out far worse than the last one at the same address.
Should I discount for a portfolio?
Modestly, in exchange for volume and fast payment — not on price alone. A manager with forty units is worth a slightly lower rate because the work is continuous, predictable, and requires no marketing. Make the discount explicit and tied to the relationship.
How much is a rush turnaround worth?
A real premium — 20–50%. Every vacant day costs the owner rent, so a manager with a tenant moving in Saturday genuinely values Thursday over Monday, and will pay for it when you name the price up front.
What about units in bad condition?
Walk it and requote before starting, with photos. Heavy smoke, pet damage, or an abandoned-property trash-out are different jobs than a standard turn — and a manager who sees the photos almost never argues, because they have to justify it to an owner anyway.