Turn and Make-Ready Services

Make-ready and turn services clean, paint, repair and prepare units between residents, often handling many units at once during the summer turnover. Some firms cover the whole turn, while others focus on a single trade such as cleaning or paint.

See the 142 suppliers Questions to ask

Guide updated Oct 29, 2026. Written for operators, with input welcome from people who do this work.

Part of:The August turn

Why this matters

Most student housing properties turn a large share of their beds in the short window between move-out and the August move-in. A turn vendor who misses that deadline leaves you with units that aren't ready, residents arriving to dirty rooms and complaints from parents on the first day.

When you need it

Months before the August turn, when you need to lock in crews and dates.
When your in-house team cannot finish all units between move-out and move-in.
After a past turn left units unready on move-in day.
For mid-year turns when a resident leaves early and the bed needs to be ready fast.

Common challenges in student housing

Fitting every unit into the short window between move-out and move-in.
Vendors overcommitting to several properties in the same town at the same time.
Agreeing on what counts as normal wear versus damage that costs extra.
Coordinating cleaners, painters, flooring and repairs so they don't block each other.
Checking quality across many units before residents arrive.

What to look for

Proof they can staff up for your turn window: ask how many crews they can commit and on which dates.
A clear scope by unit, covering cleaning, paint, carpet, repairs and furniture as needed.
Pricing per unit or per bedroom in writing, with how they charge for extra damage.
A daily status report so you know which units are complete and which are behind.
A quality check process and a walk-through with your team before units are marked ready.
Proof of insurance and any required licensing, checked before work begins.
References from other student properties they have turned on the same kind of schedule.

How pricing usually works

Commonly priced per unit or per bedroom for a defined scope.
Paint, carpet cleaning and repairs are often priced separately or by the item.
Heavy damage, trash removal and rush work are usually extra.
Some vendors require deposits or minimum unit counts to hold crews for your dates.

How prices are usually structured, not what they cost. Actual prices vary by market, property and scope, so compare written proposals.

Questions to ask a supplier

How many crews can you commit to our property, and on which dates?
What exactly is included in your price per unit or per bedroom?
How do you price damage beyond normal wear?
How will you report daily progress by unit?
Who checks quality before a unit is marked ready?
Can you share your certificate of insurance and any required licenses?
Which other student properties have you turned on a similar schedule?

Questions to ask a Turn and Make-Ready Services supplier
1. How many crews can you commit to our property, and on which dates?
2. What exactly is included in your price per unit or per bedroom?
3. How do you price damage beyond normal wear?
4. How will you report daily progress by unit?
5. Who checks quality before a unit is marked ready?
6. Can you share your certificate of insurance and any required licenses?
7. Which other student properties have you turned on a similar schedule?

From https://studenthousingsuppliers.com/categories/turn-and-make-ready-services/

Turn and Make-Ready Services suppliers 142

Pick your state in the filter first, since turn work depends on local crews. Then look for the "Mentions student housing" tag to find vendors who describe working through a fall move-in turn.

Verified companies have claimed their listing and confirmed their details. They're listed first. Claim yours free.

1st Choice Construction Management
Serves AL, FL, GA, KY, MS, NC, SC, TN

Multifamily and commercial property renovations and construction management.
360 Apartment Renovations
Serves TX

Make-ready and renovation contractor for apartment complexes handling unit turns, painting, resurfacing, housekeeping, and carpet restoration.
681 Contractors
Serves TX · Mentions student housing

Provides student housing and multifamily apartment turns, including maintenance, wall repairs, resurfacing, flooring and cleaning.
76 Surface Care
Serves TX

Pressure washes apartment breezeways, exteriors, sidewalks, pool decks, dumpster pads and shared amenities.
A-Team Flooring Solutions
Serves NY

Commercial and residential flooring installation, repair and refinishing for property managers and contractors, including vinyl, carpet, hardwood and tile.
ACE Retail Group
Serves nationwide

Ace Hardware-operated retail stores providing maintenance supplies, hardware, tools and building repair materials to property operators.
All Shine Cleaning & Painting
Serves AZ

Phoenix-area apartment turnover cleaning and interior painting for multifamily property managers.
America Turnover Solutions
Serves nationwide

Apartment make-ready and turnover coordination including cleaning, painting, minor repairs and inspections for property managers.
Amstad Turn Co.
Serves TX · Mentions student housing

Provides student housing unit turns including cleaning, painting, sheetrock repairs, carpet replacement and carpet cleaning.
Anchor Development Group
Serves AZ

Provides Arizona apartment communities HVAC preventive maintenance, electrical repairs and unit-turn support.
Apartment Flooring
Serves OH

Apartment flooring contractor specializing in high-volume unit turns, carpet, luxury vinyl plank, tile and capital projects.
Apartment Painters
Serves OH

Apartment-focused painting contractor for make-ready turns, occupied units, full repaints, new construction and capital projects.
Apartment Turn Pros
Serves IL

Provides apartment turnover cleaning, repairs, painting and renovation support for property managers across the Chicagoland area.
Apartment Turnovers, Inc.
Based in Rockville, MD

Provides multifamily apartment turns with painting, unit cleaning, punch-list repairs, carpet cleaning and surface refinishing.
Ark Facility Solutions
Serves NC

Multifamily unit turns including paint, patching, fixtures, flooring and photo-documented punch-list completion.
Artisent Floors
Serves nationwide

Multifamily flooring supply and installation, including next-day replacements and renovations.
Auxi Services
Serves nationwide

Coordinates janitorial cleaning for multifamily common areas through a nationwide vendor network, including commercial floor care and emergency dispatch.
Ayala's Painting LLC
Serves CO

Paints multifamily apartment interiors, exteriors, unit turns, stair systems and common areas across Colorado's Front Range.
BidFreq LLC
Serves GA

Coordinates rental apartment turns, trash-outs, repairs, flooring, painting, cleaning and final punch lists.
BKB Property Solutions
Based in Columbus, OH · Mentions student housing

Paints apartment interiors and exteriors and provides student housing unit turnover painting and drywall repairs.
Black Cedar Facility Management
Serves nationwide

Coordinates janitorial services for multifamily housing through a nationwide facility maintenance vendor network.
Blackhawk Construction Inc.
Serves LA

General contracting and multifamily apartment renovation projects.
Bob Cleaners
Serves ID · Mentions student housing

Provides recurring janitorial cleaning for apartment and student housing communities, including clubhouses, common areas and carpet extraction.
Budget Painting
Serves NC, SC

Apartment community and rental property painting including tenant turns, common areas, exteriors and maintenance repaints.
CAMP Facility Services
Serves nationwide

Multifamily facility services, exterior and interior renovations, roofing, and restoration.
Campbell's Waste
Serves AZ · Mentions student housing

Provides valet trash and bulk-item removal for apartment and student housing communities, including turnover cleanouts and dumpster support.
Campus Cleaning
Serves nationwide · Mentions student housing

Cleans student housing residences and common areas, including move-out turnover cleaning, floor care and ongoing custodial services.
Campus Make Ready
· Mentions student housing

Provides student housing turn painting, unit cleaning and carpet cleaning for move-in preparation.
Canaj Management
Serves NY

NYC apartment turnover contractor offering painting, floor refinishing or replacement, bathroom and appliance updates and deep cleaning between tenants.
CAPEX, Inc.
Serves GA · Mentions student housing

Completes student housing interior and exterior renovations, capital improvements, roofing and unit turns.
CCC's Services
Serves SC

Provides multifamily apartment turnover painting, drywall repair, cleaning, unit repairs, resurfacing and trash-outs.
Centex Construction
Serves nationwide · Mentions student housing

Multifamily and student housing interior and exterior renovations, restoration and capital projects.
CG Pro Painting
Serves CA

Multifamily apartment unit turns, occupied-building common-area painting, exterior repaints and drywall repairs.
City Wide Maintenance Company
Serves CA

Apartment interior and exterior painting for landlords and property managers, with additional cleaning and carpet services.
College Dorm Cleaners
Serves AZ, CO, ID, MT, NM, NV, OR, UT, WA · Mentions student housing

Cleans student housing amenities and common areas, including recurring upkeep, turnover cleaning and carpet cleaning.
Colorado House Painters
Serves CO

Paints apartment exteriors, vacant units, corridors and amenity spaces for multifamily property managers.
ConstructAlly
Serves IL, NC, WI

Provides coordinated rental-unit turns, make-ready repairs, painting, flooring, cleaning, rekeying and renovation services for rental investors and property managers in multiple metro markets.
Contract Services Group
Serves nationwide

Cleans apartment and condominium common areas and turnover units, including floor care, window washing and construction cleanup.
Cordeiro Flooring
Serves CT, MA, ME, NJ, NY

Flooring installation and repair for apartments and commercial properties, including carpet, wood, vinyl, tile and epoxy.
Crymar Finishes
Serves AR, LA, OK, TX · Mentions student housing

Multifamily flooring and interior finish installer for apartments, student housing and senior living, including carpet, LVP, tile and concrete.
DECORZ
Serves CA

Multifamily unit-turn contractor supplying and installing carpet and LVP alongside cabinets and countertops.
Dixie Interiors
Based in Missouri City, TX

Flooring provider offering carpet, vinyl, wood and tile for multifamily replacement and new construction, with next-day installs and design services.
DJ7 Solutions LLC
Serves GA

Provides Atlanta-area multifamily operators apartment turns, painting, flooring, resurfacing and recurring cleaning.
DoneTrace
Serves nationwide

Rental property condition inspection checklists with photographic documentation and PDF reporting for move-in, move-out and turnover.
Eiland Facility Maintenance Solutions
Serves OH

Apartment unit-turn services coordinating painting, flooring, deep cleaning, repairs and trash-outs.
Essential Property Preservation
Serves OH

Unit turns and make-ready work for property managers, including inspections, repairs, painting and maintenance.
Ethreon
Serves AL, AR, LA, OH, OK, PA, TX

Apartment unit turns and make-ready services, including trash removal, cleaning, punch-list repairs, rekeying and photo-documented inspections.
Exceptional Maintenance Services
Serves AZ · Mentions student housing

Provides janitorial and maintenance cleaning for student housing and apartment buildings, including seasonal turnover support.
FacilGo
Serves nationwide

Multifamily maintenance, renovation, procurement and supplier-network software supporting property operations and unit turns.
Fido
Serves nationwide

Coordinates turnover and recurring cleaning for long-term rental and corporate housing portfolios, including inspections and on-demand field services.
Fred's Plumbing
Serves TX · Mentions student housing

Provides student housing and apartment operators emergency plumbing, fixture repairs, common-system service and preventive maintenance.
Go Painting
Serves NC

Commercial painting and protective coatings for multifamily developments, HOA-managed properties and facilities.
GoCanvas
Serves nationwide

Customizable mobile rental property inspection checklists, photo capture, signatures and automated reports for property managers.
Goodman Decorators
Serves IL

Apartment turn painting, common-area repaints and drywall repairs for Chicago-area property managers and multifamily owners.
Green Trees Cleaning Company
Based in Williamsport, PA · Mentions student housing

Cleans student housing turnovers, including carpets, furniture, appliances, bathrooms, kitchens and common-area floors.
GreenSpeed Painting LLC
Based in Chicago, IL

Paints multifamily apartment exteriors, shared spaces and units between residents.
Hello Clean & Company
Serves AZ, CO, NV, WY

Provides Denver-area apartment communities vacant unit and move-in cleaning, make-ready cleaning and recurring common-area janitorial services.
Hi-Def Restorations
Serves CO

Commercial and multifamily interior and exterior painting, drywall, trim, stairwells and protective coatings.
HiStar Painting

Paints occupied apartment building interiors, exteriors, common areas and vacant units across Chicagoland.
Home Inspecto
Serves nationwide

Multifamily unit inspection platform with checklists for move-in, move-out, annual and make-ready inspections plus service orders.
Imperial Commercial Flooring
Serves DC, MD, VA

Commercial flooring contractor providing apartment unit-turn flooring, corridors, amenities and garage decks, plus resilient flooring and coatings.
Independence Painting Co.
Based in Des Plaines, IL · Mentions student housing

Paints student housing and multifamily apartment unit turnovers, common areas, corridors and building exteriors.
Indigo Construction
Serves TX

Multifamily apartment renovations, unit turns, amenity upgrades, capital improvements and disaster restoration.
ISCO Contractors LLC
Serves TX · Mentions student housing

Provides university residence halls and multifamily apartments unit turnover cleaning, interior painting, minor repairs and make-ready preparation.
Junk Shot

Bulk junk removal, apartment cleanouts, valet trash and debris hauling for multifamily property managers.
Key Turnover
Serves NC, OH, PA

Provides rental-unit cleaning, painting, repairs and make-ready services for landlords, property managers and institutional housing programs in multiple U.S. metro markets.
King Quality Cleans
· Mentions student housing

Provides student housing turnover deep cleaning, painting, carpet care, minor drywall repairs and turn scheduling.
Lifestyle Flooring
Serves FL

Florida flooring supplier and installer serving multifamily operators, homebuilders and property managers with carpet, vinyl and plank.
Lula
Serves AZ, GA, IN, MN, MO, OH, OK, TX

Maintenance coordination service for rental property managers that also runs flat-rate make-ready turns for multifamily and single-family units through local field managers.
Luxxe Property Solutions LLC
Serves TX · Mentions student housing

Provides student housing turns including interior painting, deep cleaning, carpet cleaning and final unit inspections.
MakeReady Masters
Serves SC

Apartment turns, painting, cleaning and drywall repairs for multifamily property managers.
MasterBrush Painting

Paints multifamily apartment interiors, common areas, exteriors and units between tenants.
Measure Twice Pros
Serves TX

Cleans, repairs and replaces multifamily gutters, rehangs damaged sections and installs downspout extensions for scheduled portfolio maintenance.
MGM Painting Co.
Serves CO

Paints multifamily apartment turnovers, interiors, exteriors and shared facilities across Northern Colorado.
Miracle Method
Serves nationwide

Franchised bathtub, shower, tile and countertop refinishing services for residential and commercial properties, including apartment turns.
Mother Plumber
Serves IN

Repairs plumbing fixtures and shared systems in apartment communities and coordinates replacements during unit turnovers.
MultiPro Property Solutions

Provides apartment turn cleaning, minor repairs, painting, carpet cleaning and resurfacing for multifamily communities.
myInspections
Serves nationwide

Mobile property inspection app with reusable checklists, photo evidence, recurring scheduling and reports for rental portfolios.
National Commercial Cleaning LLC
Serves SC, TX

Cleans apartment complexes and mixed-use buildings, including lobbies, restrooms, hallways and move-in and move-out units.
National Maintenance Contractors
Based in Federal Way, WA

Cleans multi-tenant properties and apartment turnovers, including day porter service, floors, carpets and windows.
National Painting Partners
Based in Valparaiso, IN

Coordinates multifamily apartment exterior repaints, unit turnover painting and shared-area painting across multiple markets.
Nava's Painting and Construction
Serves OR, WA

Apartment, condominium and HOA painting including turnover units and common-area work for property managers.
Never Boring Flooring
Serves IL, IN, MI, TN

Commercial and multifamily flooring installation including LVP, carpet, hardwood, concrete coatings and specialty flooring.
Nexodus Clean
Serves nationwide

Cleans apartment community common areas and turnover units, including carpets, floors, restrooms and windows.
Nuveldy's Apartment Turnover Services
Serves CO, TN

Apartment turnover contractor for multifamily communities offering make-ready cleaning, painting and drywall, carpet care, and punch technicians.
Ogden & Company
Based in Milwaukee, WI

Provides gutter and downspout cleaning for apartment complexes and other commercial properties alongside property maintenance services.
OnSight PROS
Serves nationwide

Third-party property condition reporting including move-in/out, periodic, lease-renewal and acquisition inspections in listed U.S. metros.
Optimal Facility Services
Serves nationwide · Mentions student housing

Cleans multifamily and student housing common areas, amenities and vacant units, including clubhouses, gyms and make-ready turnovers.
Optimum Apartment Solutions
Serves CO

Provides Denver-area multifamily apartment turns, painting, cleaning, resurfacing and make-ready repairs.
Orcas Development, Inc.
Serves OR

Paints vacant apartment interiors between residents for property managers in Oregon and Washington.
Oregon Painters Group
Serves ID, OR, WA

Multifamily painting contractor handling apartment exterior repaints, unit turns, hallways and common-area projects.
Paint & Co.
Serves NC

Exterior painting for multi-unit townhomes and small apartment buildings, with commercial painting for property managers.
Perfection Painting Pros
Serves NC, SC

Multifamily and HOA painting for apartments, clubhouses and common areas plus rental turnover painting and drywall patching.
Planned Companies
Serves CA, CT, DC, DE, FL, GA, MA, MD, NJ, NY, PA, VA · Mentions student housing

Provides janitorial cleaning for student housing and multifamily communities, including common areas, floor care and waste removal.
Precision MFS
Serves TX

Provides apartment turnovers, multifamily renovations and ongoing maintenance for Dallas-Fort Worth property owners and managers.
Premiere Property Services
Serves MI

Apartment turn contractor for multifamily communities providing paint, flooring, carpet cleaning, tub and counter resurfacing, drywall, and punch work.
PrimeOne Property Solutions
Serves FL

South Florida multifamily apartment make-ready including repairs, painting, cleaning, flooring touch-ups and punch lists.
Property Doctor Services
Serves nationwide · Mentions student housing

Apartment and student housing turn services, property maintenance and capital project work, plus general contracting and renovation, across many U.S. markets.
QuickTurnPros
Serves VA

Provides property turnover cleaning, debris removal, painting, patching and make-ready work for property managers and rental owners in Northern Virginia and the DC metro.
Renaissance Floors
Serves CA

Commercial and multifamily flooring for apartment units, HOAs, townhomes and hospitality with phased installation.
Rent Ready
Serves nationwide

Coordinates apartment turnover vendors, scheduling, approvals, payment and quality checks for multifamily operators.
RentReady Property Services LLC

Provides Miami-Dade apartment turns including deep cleaning, repainting, drywall repairs, fixtures and flooring replacements.
REON
Serves nationwide

Multifamily property inspection evidence and risk-tracking platform for lenders and servicing teams, with portfolio-level reporting.
Revato

Coordinates multifamily apartment turns including painting, deep cleaning, light maintenance and vendor scheduling.
RezPro Solutions
Serves nationwide · Mentions student housing

Coordinates student housing seasonal turns including unit painting, cleaning, final preparation and onsite quality oversight.
Rocket Maid

Provides recurring janitorial and move-out cleaning for multifamily property portfolios, including HOA common areas and emergency cleaning.
Rojas Flooring
Serves TX

Make-ready carpet, vinyl, laminate and hardwood installation for property managers and multifamily rental properties.
Rox Hill Construction
Serves OK · Mentions student housing

Performs student housing capital improvements, unit renovations, amenity upgrades and exterior repairs.
Rx Cleaning Services LLC
· Mentions student housing

Coordinates cleaning and painting for student housing seasonal turns with project management and completion tracking.
Sherwin-Williams
Serves nationwide

Paint and flooring supplier running a multifamily core product program with carpet and vinyl tile, local branches and independent installers.
Shield Coat Painting
Serves AZ

HOA and multifamily community repaints covering apartment exteriors, common areas, block walls and gates with resident coordination.
SnapInspect
Serves nationwide · Mentions student housing

Multifamily and student housing property inspection software for unit condition, move-in/out, safety and preventive maintenance reporting.
South Mississippi Power Washing
Serves MS

Washes apartment exteriors, breezeways, walkways and shared areas around Hattiesburg and the Pine Belt.
SP TurnKey
Serves GA

Coordinates multifamily apartment make-ready painting, repairs, installations, resurfacing, cleaning and punch-list work.
Straight Edge Painting Pros
Serves NC, SC

Apartment and HOA community painting covering building exteriors, breezeways, clubhouses, leasing offices and unit repaints.
Streamline Facility Services Company Inc.
· Mentions student housing

Coordinates student housing high-volume unit cleaning, painting, carpet care, trash-outs and make-ready work.
Supreme Clean Property Services
Serves nationwide · Mentions student housing

Provides student housing move-out cleaning and commercial property cleaning, including seasonal make-ready services.
TCS Plumbing
Serves TX

Provides multifamily apartment plumbing repairs, tenant-turn services, water and sewer replacements and preventive maintenance.
Teem Multiservices
· Mentions student housing

Coordinates student housing and multifamily apartment turns including painting, drywall repair, cleaning and punch-list work.
Tell Projects
Serves TX

Houston multifamily turnover contractor handling paint, resurfacing, flooring, fixtures, deep cleaning and punch lists.
Tenant Turnover
Serves NC

Provides coordinated apartment turnover painting, drywall repair, deep cleaning, cabinet refinishing and make-ready support for multifamily communities in the Charlotte area.
TGTurns
Serves nationwide · Mentions student housing

Provides student housing move-out turns, including cleaning, carpet cleaning, interior painting and punch-ready work.
The Turn Company
Serves nationwide · Mentions student housing

Coordinates student housing seasonal turnover cleaning, painting, carpet cleaning, trash-outs, make-ready punch work and move-in support.
THS National
Serves nationwide

Apartment renovations and capital improvements including roofing, painting, interiors and amenities.
Total Apartment Solutions
Serves GA, TX

Provides multifamily apartment turns, cleaning, painting, repairs, flooring and final make-ready services.
TPS Pro / Total Property Solution
Serves NY · Mentions student housing

Specializes in student-housing turnover cleaning, repairs, painting and patching, including high-volume summer turns and common-area work in Albany and New York's Capital Region.
Trashy Flamingo Property Services
Serves TX

Collects doorstep trash for multifamily properties, including bulk hauling, turnover cleanouts and pressure washing.
Turn KC
Serves KS, MO

Provides Kansas City multifamily apartment turns, light repairs, painting, cleaning and carpet cleaning.
Turn My Unit
Serves CA

Coordinates Los Angeles apartment turnovers for property managers, including painting, cleaning, reglazing, flooring and minor repairs with per-unit estimates.
Turnkey Apartment Services
Serves WA

Apartment make-ready services combining painting, cleaning, resurfacing, drywall repair and maintenance.
Turnkey Solutions LLC
· Mentions student housing

Coordinates student housing turnover painting, cleaning, carpet care, maintenance and unit upgrades.
Turnly
Serves NC

Apartment turnover cleaning for North Carolina property teams with checklists and photo documentation.
Turnover LA
Serves CA

Los Angeles apartment turnover coordination platform arranging deep cleaning, painting, drywall repairs, rekeying and junk removal through local contractors.
TurnPro360

Provides apartment operators coordinated unit turns, refurbishment, maintenance, repairs and vendor management.
TurnReady Property Solutions
Serves KY, OH

Vacant rental turnover cleaning, painting, minor repairs and junk removal for property managers.
Turnzy
Serves CT, MA, ME, NH

Painting, cleaning, and make-ready turnover provider for apartments, rental units, condos, and commercial properties across New England.
UnitReady
Serves TX

Coordinates apartment turnover cleanouts, make-ready cleaning and final preparation with before-and-after documentation for multifamily operators in Dallas-Fort Worth.
Urban Flooring Systems
Serves NJ

Multifamily flooring and interior finishes for new construction, tenant turnovers and rehabilitation in occupied residential buildings.
Valet Away
Serves OR, WA

Provides multifamily waste collection and property cleanouts for apartment communities in Oregon and Washington.
Valet Living
Serves nationwide

Collects doorstep trash and recycling for apartment communities, including bulk hauling, pet waste services and common-area porter work.
Vista Contractors
Serves CA

Multifamily and apartment painting including unit turnovers, common-area refreshes and building repaints for property managers.
zInspector
Serves nationwide

Mobile rental inspection platform supporting move-ins, move-outs, make-ready turns, common areas, resident self-inspections and PMS integration.

Often needed alongside Turn and Make-Ready Services

Painting Contractors Flooring and Carpet Janitorial and Cleaning Inspections and Maintenance Software

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