Based in Collin County, TX
Make-Ready & Inspection Repairs
Inspection repair lists, pre-listing touch-ups and rental turnovers, priced from the report.
Rental turnovers by unit size and condition. Inspection lists are priced line by line from the report, with before and after photos for the other side.
When a home inspection report lands or a tenant moves out, you need a priced list fast. We work directly from the inspection report or the repair amendment, quote each item separately, and provide photos of completed work for the other side of the transaction.
Upload the report PDF with your quote request and tell us which items to price. For closings with a hard date, tell us the date up front and we will build the schedule around it.
What is included
- Line-by-line pricing from inspection reports and repair amendments
- Smoke and CO detector, GFCI and outlet corrections
- Caulk, weatherstripping and exterior sealing
- Hose bib, toilet, faucet and disposal replacement
- Drywall, paint and flooring touch-ups before listing
- Rental turnover punch lists between tenants
What we look for in Collin County homes
- Inspection reports on 1990s to 2010s Collin County homes repeat the same items: missing GFCIs, improper water heater venting, attic ladders, exterior caulk and grading. We know what those line items cost.
- Roof, foundation and structural findings are referred to the appropriate specialist and are not something we price from a report.
- Vacant homes in the DFW summer need the HVAC left on. We note anything we see on site that could become a problem before closing.
Ranges are typical, not quotes. Every written estimate shows a range of about 8 percent under to 12 percent over the point estimate, and the final number is confirmed on site.
Make-ready prices
Starting ranges per unit
| Unit | LightShort tenancy, unit mostly clean | MediumNormal wear after a year or two | HeavyLong tenancy or damage, new floor in part |
|---|---|---|---|
| Studio | $1,900 to $2,400 | $2,800 to $3,500 | $5,600 to $6,900 |
| 1 bedroom | $2,250 to $2,800 | $3,450 to $4,300 | $7,450 to $9,100 |
| 2 bedroom | $2,700 to $3,350 | $4,450 to $5,450 | $9,600 to $11,700 |
| 3 bedroom | $3,200 to $3,950 | $5,350 to $6,600 | $11,900 to $14,550 |
| 4 bedroom | $3,900 to $4,800 | $6,600 to $8,050 | $14,000 to $17,100 |
Light turnover includes
- Touch-up paint on about half of the walls
- Deep clean
- Smoke and CO detectors
- Drywall patches (2 small)
- Caulk at tubs, vanities and the kitchen sink
- About a quarter of the outlet covers and switch plates
Medium turnover includes
- Paint all walls
- Deep clean
- Smoke and CO detectors
- Drywall patches (4 small)
- Caulk at tubs, vanities and the kitchen sink
- About half of the outlet covers and switch plates
- About half of the blinds
Heavy turnover includes
- Paint all walls and ceilings
- Deep clean
- Smoke and CO detectors
- Drywall patches (6 small and 1 large)
- Caulk at tubs, vanities and the kitchen sink
- All outlet covers and switch plates
- All blinds
- Basic LVP on about 40 percent of the floor, old floor removed
Starting ranges per unit, typical for the work listed. Your written range is built from your video or walkthrough and confirmed on site. Anything beyond the list, like appliances, a full repaint of trim or extra flooring, is priced as its own line.
Local guides
Make-Ready & Inspection Repairs, city by city
- Make-Ready & Inspection Repairs in Allen, TX
Twin Creeks, Watters Crossing, Star Creek, Bethany Lakes, Cottonwood Bend, Old Donation Park
- Make-Ready & Inspection Repairs in Plano, TX
West Plano, East Plano, Legacy West, Willow Bend, Kings Ridge, Russell Creek
- Make-Ready & Inspection Repairs in McKinney, TX
Stonebridge Ranch, Craig Ranch, Trinity Falls, Eldorado, Historic Downtown, Wilmeth Ridge
- Make-Ready & Inspection Repairs in Frisco, TX
Starwood, Phillips Creek Ranch, Newman Village, Stonebriar, Panther Creek, Richwoods
Before you ask
Straight answers
Do you provide receipts and photos for the buyer?
Yes. Every completed item gets a before and after photo and an itemized invoice that can be shared with the other party.
Can you work from the inspection report alone?
For most items, yes. We ask for photos of the top few items if the report images are unclear.
What about items you cannot do?
Roof, foundation, HVAC and termite findings go to specialists. We can recommend who to call and coordinate access if you prefer.
How fast can you turn a repair list around?
A priced quote within a day or two of receiving the report. Scheduling depends on the item count and material lead times.
Get started
Send a few photos of the make-ready and inspection repairs and we will put a range in writing.
- Mon to Fri
- 8:00-18:00
- Saturday
- 9:00-14:00
- Sunday
- closed
- Reply time
- Within one business day