The make-ready window is where money is made or lost in property management. A 10-day turn vs. a 25-day turn on a $1,400 unit is $700 in recovered rent, every single turn. Across 150+ units, that’s the difference between a great year and a mediocre one. Here’s the inspection checklist we use to hit a 10-day-or-less turn benchmark.
Day 0: The pre-move-out walkthrough
We schedule a pre-move-out inspection 14 days before lease end. This is the single highest-leverage step. Catching damage, deferred maintenance, or tenant-caused issues early lets us:
- Schedule contractors before keys are returned
- Order materials in advance (paint, flooring, fixtures)
- Communicate expectations clearly on the security deposit
- Identify any items the tenant can correct before move-out
Day 1: Move-out inspection (the 12-zone sweep)
Within 24 hours of key return, our PM team runs a 12-zone documented inspection:
- Exterior + curb: yard condition, gutter status, exterior paint, porch
- Front door + entry: lock function, weatherstrip, threshold
- Living room: flooring, walls, ceiling, outlets, blinds
- Kitchen: appliances (test each), cabinets, countertops, plumbing, GFCI
- Dining area: lighting, flooring, walls
- Hallway: flooring, walls, thermostat function
- Bedrooms: each bedroom photographed; closets, outlets, windows tested
- Bathrooms: caulk, grout, toilet seal, vanity, exhaust fan
- Laundry: hookups, drain function, vent
- HVAC: filter, condensate line, function test in both heat and cool modes
- Water heater + electrical panel: visual inspection, age, breaker function
- Attic + crawl (sample): insulation, signs of moisture or pest activity
Day 2–3: Trade scheduling
Based on the inspection, trades are scheduled in dependency order:
- Demo / haul-off (if needed)
- Plumbing + electrical fixes
- Drywall + paint
- Flooring
- Cleaning
- Final punch + photos
The mistake most owners make is sequencing painters before plumbers. One leaking valve and you’re repainting twice.
Day 4–7: Production window
This is execution. The PM and the construction team run daily status updates. If a trade falls behind by more than 24 hours, we substitute or split the scope. Holding the schedule is more important than the cheapest bid.
Day 8–9: Final punch + marketing
Final walkthrough by the PM, professional photos, listing goes live on Day 8 at the latest. Showings can start Day 9.
Day 10: Showing-ready
Unit is showing-ready, marketing is active across MLS, Zillow, Apartments.com, Facebook Marketplace, and our own site. The 30-day-or-less vacancy clock now depends on pricing, not condition.
What drives a turn from 10 days to 25
- No pre-move-out inspection (forces reactive scheduling)
- Trade sequencing errors
- Single-source vendor dependency
- Material ordering delays
- Lack of daily check-ins
Frequently asked questions
What’s a realistic make-ready cost in Central Arkansas?
For a Class B 3-bed/2-bath single-family, typical make-ready runs $1,200–$2,500 depending on condition. Heavy turns (smoke damage, pet damage, flooring replacement) can push $4,000–$7,000. We benchmark and report every line item to owners.
How do you keep turns under 10 days?
Pre-move-out inspections, in-house construction crew through our Apex Professional Construction arm, daily scheduling check-ins, and pre-ordered materials. Vertical integration is the biggest single factor.
Should I do all repairs before listing or after?
Before. Listing a unit that isn’t showing-ready costs more in lost rent than the few extra days of make-ready time. Showings on a half-finished unit kill conversion.
What if I find tenant damage during move-out inspection?
Document with photos, itemize repair costs against the security deposit, and provide the tenant with an itemized statement within Arkansas’s required timeframe (30 days). Get bids or invoices on file, disputes happen.
How do you handle make-readies in winter?
Same checklist, but we allow 1–2 extra days for paint cure time in cold weather and prioritize heat-system testing earlier in the sequence.
Need a 10-day turn on your unit?
This is the single most valuable thing a vertically integrated PM company can deliver. Call Chase at 501-650-5137 or our PM line at 501-850-6874 to discuss your portfolio.
About the Operator: Chase Calhoun is the founder of Chase Calhoun Real Estate, managing 150+ rental units across Central Arkansas with 95%+ occupancy and a 10-day-or-less unit turn benchmark. Read full operator profile.
Markets we serve: Little Rock · North Little Rock · Sherwood · Conway · Benton · Bryant · Maumelle · Cabot · All Locations
Operator services: Property Management · Build-to-Rent · Real Estate Sales · Cash Offers · All Services
Thinking about handing this off to a pro?
If you own a rental in Central Arkansas and you would rather spend your time on the next deal than on midnight maintenance calls, we can help. Start with a free rental analysis to see what your property should rent for and how we would manage it. Learn more about our property management approach.
