[IMAGE PLACEHOLDER] Hero background — crew mid-turn, wide shot
How It Works
How It Works
You send us the unit and the date. We assign the crew, complete the work, and send you photos when it’s done. You get one invoice at the end of the month covering every unit. That’s the whole process — no chasing, no daily check-ins, no wondering whether anyone showed up.
Same business day response · Photos on every job · One monthly invoice
One Request
Unit number, service, date. That’s it.
We Assign
You don’t coordinate crews. We do.
Photos Every Job
Before and after, per unit.
One Invoice
Monthly, across every property.
The process
Five steps, and four of them are ours
The only part that takes your time is the first one.
Step 01
You send the request
Unit number, what’s needed, and when you want it ready. Email, phone, or the request form — whichever is fastest for you. If it’s a standing contract, most clients just send a weekly list.
Step 02
We assign the job
We match the work to the right crew — painter, cleaner, or technician depending on scope — and confirm the schedule back to you. You don’t coordinate anyone. If the date doesn’t work on our side, you hear that immediately, not the day before.
Step 03
The work gets done
The assigned crew completes the job and submits notes and photos from the unit. Anything unexpected — damage that wasn’t in the original scope, a unit in worse condition than the walk suggested — gets flagged to you before extra work starts, not after.
Step 04
You get confirmation
You’re notified the job is complete, with photos attached. That’s your record for the file and your answer when your regional asks about unit 214. You don’t have to walk it to know it’s done.
Step 05
We invoice
The completed job goes onto your monthly invoice with the documentation attached. One invoice covering every unit and every property, on net terms. No per-job paperwork, no reconciling a stack of separate bills.
Steps 2 through 5 are ours. Your involvement is step 1 and approving anything out of scope.
Onboarding
What happens before the first unit
Most of this happens once, and then never again.
1. The walk
We come out, look at a representative unit of each type, and agree scope. No charge, no obligation. This is where the per-unit price gets set.
2. Vendor paperwork
COI naming your entity, W-9, and lien waivers — within 24 hours of request. If your owner has specific insurance minimums or an onboarding portal, send the requirements and we’ll match them. Institutional owners usually do, and we’ve been through it enough times to make it quick.
3. Your spec
If your property already has a standard colour and sheen spec, we match it exactly. If it doesn’t, we’ll build one and document it per unit — which is what stops touch-ups flashing two turns from now. See the Paint Matching guide.
4. Scheduling
We agree how you’ll send work — ad hoc, weekly list, or reserved monthly capacity — and how much volume you expect through turn season.
Then you’re running. Step 1 onward is the whole relationship after that.
What we need
What makes a turn go fast
None of this is complicated, but the jobs that run late usually run late for one of these reasons.
| We need | Why |
|---|---|
| Access | Lockbox code, key, or a contact who can let the crew in at start time. A crew standing outside at 8am is a lost morning. |
| The unit cleared | Trash-out and personal items removed before we start, unless you’ve booked trash-out with us. |
| Utilities on | Power and water. We can’t spray or clean without both. |
| Scope confirmed | Which units, what’s included, ceilings or not. Agreed at the walk, but flag changes before the day. |
| Your spec | Colour, sheen, product — if you have one. If not, we’ll build it. |
If something’s not ready when we arrive, we’ll tell you the same morning rather than quietly rescheduling.
Communication
You’ll hear from us three times per unit
When it’s scheduled
Confirmation of the date, so it’s in your calendar and not just ours.
If anything changes
Scope, condition, or timing. Before the work happens, not on the invoice afterwards. This is the single most common vendor failure we hear about from property managers, and it’s the easiest to avoid.
When it’s done
Completion notice with photos attached. That’s your documentation for the file, for the owner, and for any deposit conversation with the outgoing resident.
That’s deliberately three. Enough to know where things stand, not so many that we’re another inbox problem.
Scheduling
How we handle turn season
Jacksonville turn volume climbs hard from late spring through summer. Five or six move-outs a week is common at a mid-size community from May through August, and that’s exactly when every painter in the city is booked.
We handle that three ways:
Reserved capacity for contract clients
If you’re running consistent volume, we hold slots through the peak window. The answer in June isn’t “three weeks out.”
Monthly contract blocks
Some managers run a fixed monthly budget and outsource the heavy turns while keeping simple ones in-house. We’ll price a block so you know how many units it covers before the month starts.
Rain-day slots
Unit turns are interior work — weather doesn’t stop us. When rain shuts down exterior crews across town, our turn schedule doesn’t move. If you can take a unit on 24–48 hours’ notice, we’ll fill a gap at a reduced rate.
Billing
One invoice, monthly, with the documentation attached
Every completed job goes onto a single monthly invoice covering all your units and all your properties, on net terms. Photo documentation is attached per unit, so the backup is already there when accounting or your owner asks.
If your accounting needs a specific format, PO reference, or portal submission, tell us at onboarding and we’ll match it. That’s a five-minute conversation once, rather than a monthly friction point.
What you won’t get:
- Separate invoices per unit
- Change orders you didn’t approve
- A bill that differs from the quote
Working with us
How do I request a unit?
Email, phone, or the request form. Send the unit number, what’s needed, and your target date. Contract clients usually send a weekly list rather than one-offs.
How quickly will I hear back?
Same business day on scheduling requests. If we can’t hit your date, you’ll know immediately rather than the day before.
Do I need to be there when the crew arrives?
No. We need access — a lockbox code, key, or a contact who can let us in. Most clients set that up once at onboarding and never think about it again.
What if the unit is worse than expected?
You hear about it before extra work starts. We don’t add change orders quietly, and we don’t do work you haven’t approved.
How do I know the work was actually done properly?
Photos of every unit, before and after, attached to your completion notice. You don’t have to walk it to know.
Can you handle multiple properties?
Yes. One spec, one price per unit type, one invoice across the whole portfolio. Most clients managing several communities find the admin saving bigger than the painting saving.
What paperwork do you provide?
COI naming your entity, W-9, and lien waivers within 24 hours of request. If your owner has additional vendor requirements, send them and we’ll match them.
How does billing work?
One monthly invoice covering every unit, on net terms, with photo documentation attached per unit.
Start with a walk
Tell us the property and the unit mix. We’ll walk it at no charge, agree a per-unit price, and have the paperwork to you within 24 hours.
Serving Duval, Clay, St. Johns and Nassau counties.