Lansing, Ingham County
Rental turnovers & make-ready in Lansing
Four in five completed Lansing jobs are a turnover or a between-tenants repair for a property manager.
Rental turnovers & make-ready in Lansing, specifically
The Lansing record is a rental operation rather than a home-improvement one: 20 completed jobs in the town are trash and debris removal, 9 more are move-in maintenance, and seven of them are recorded under the same four letters — T/O, for turnover. What that buys a manager is boring and worth paying for: this exact sequence has been run in this exact housing stock dozens of times, so the scope conversation is short and the discoveries are fewer. One completed job here was a trash removal booked specifically to get ahead of a city violation, and that is the Lansing-only wrinkle on this work — the clock on a vacant unit in this city is sometimes the inspector’s rather than the market’s, and a turn that is late for that reason costs more than the turn did.
On the Lansing record
- seven turnover trash-removal jobs
- four turnover maintenance lists, and nine move-in maintenance visits
- two unit-turn repair jobs and two unit-turn cleans, plus a return visit on one of them
- a trash removal booked specifically to avoid a city violation
- mattresses, a couch, and every appliance out of one basement
- a rental refresh go-back covering trim, paint and a bathroom
Everything else this company does in Lansing is on the Lansing page, and the full explanation of this work — what it involves, what decides the price and where it stops — is on Turnover & Make-Ready.
Where this stops
When it is not a handyman job
This is at the top of the page rather than the bottom because getting it wrong costs you a wasted visit. Insured, and no contractor licence is claimed or implied — the Michigan residential builder licence is not held.
- No chemical treatment for insects or rodents — that needs a certified applicator. Exclusion, prep and clean-up are taken on.
- Mold: inspection and surface treatment only, remediation referred out.
- New circuits, panels and service upgrades go to a licensed electrician and are named on the quote.
- A W-9 and a certificate of insurance go out with every signed quote without being asked for.
What it costs
There is no price list for this, and here is what actually decides the number.
The same three words describe a twenty-minute job and a two-day one. Rather than publish a figure that is wrong for one of them, here is what moves it — so you can work out roughly which end of it you are at before anybody comes out.
How much is left in it. A unit cleared by the outgoing tenant and a unit with everything still in it are different jobs with the same name.
Whether the repair list is known or is going to be discovered. A walk-through first produces a written scope; going in blind produces change orders.
How much paint, and whether it is touch-up or coverage.
Whether the flooring is being cleaned, repaired or replaced.
How fast the unit has to be back on the market, which changes how the days are stacked rather than the hourly cost of them.
How to get a real number
Somebody comes out, looks at it properly, and you get a fixed price in writing with the work set out line by line and the exclusions written down as plainly as the inclusions. Coming out to do that is not charged for, and neither is working out what is wrong. If something is found once a wall or a floor is open, it is priced as a written change order and you decide before the work carries on rather than after it is billed. Materials are supplied at cost with the receipt attached, first-time customers get 10% off labour, and labour carries a one-year craftsmanship warranty.
If this is happening right now
What to do in the next five minutes, and what happens when you ring.
Before anybody arrives
- Send photographs of the unit before the walk-through if you want a scope back faster. Most of the questions are answerable from pictures.
- Say what the deadline is. It changes how the work is sequenced more than it changes the price.
- Flag anything the outgoing tenant reported and nobody looked at. It is usually the item that turns a three-day turn into a five-day one.
Call the business line
(517) 505-7135Answered Monday to Friday, 08:00 to 18:00. There is no out-of-hours line and this page is not going to invent one — outside those hours, leave a message with the address and what is happening, and it is picked up in the morning.
On the call you get asked what is happening, what else in the building is affected, and whether it is still getting worse. That is how it gets decided whether this is our job at all — and if it is not, you get told that on the phone rather than after somebody has driven out.
- No trip charge
- No call-out fee or minimum
- No diagnostic fee
- No charge for a return visit
True across all 84 written quotes this company has issued. Most contractors in this market charge to turn up.
Or send the detailsWhen the right answer is not this company
- You can smell gas
- Leave the building and call the utility from outside. Not us, and not later.
- Water you cannot stop
- Your main shut-off first, then a licensed plumber. Every minute of this one costs money.
- Sewage backing up, or several fixtures at once
- A licensed plumber with a camera. That is the shared line, not a fixture, and a cable down one sink will not touch it.
- Sparking, scorching or a burning smell at an outlet or a panel
- Breaker off, and a licensed electrician. Electrical work here is repair and like-for-like replacement, and this is neither.
- No heat, or heating and cooling equipment that has failed
- A licensed mechanical contractor. That trade is not offered here at all, and knowing that in one phone call is worth more than a visit.
Two questions worth answering before you call
Have you actually turned a rental unit in Lansing?
Yes, and here is the Lansing record that bears on it directly: seven turnover trash-removal jobs; four turnover maintenance lists, and nine move-in maintenance visits; two unit-turn repair jobs and two unit-turn cleans, plus a return visit on one of them; a trash removal booked specifically to avoid a city violation; mattresses, a couch, and every appliance out of one basement; a rental refresh go-back covering trim, paint and a bathroom. Alongside that, 185 jobs have been completed and invoiced in Lansing across every trade.
What does a rental turnover cost in Lansing?
There is no rate card and there is no Lansing surcharge. What sets the price is the job rather than the postcode — how much is left in it. A unit cleared by the outgoing tenant and a unit with everything still in it are different jobs with the same name. Somebody comes out and looks, and you get a fixed price in writing with the exclusions listed as plainly as the inclusions. There is no trip charge to reach Lansing, no call-out minimum and no diagnostic fee, so finding out what it costs costs nothing.
Rental turnovers & make-ready in Lansing?
Send the address and what is happening and somebody will come and look. No trip charge to reach Lansing, no call-out minimum, and a fixed price in writing before anything starts.