How we price, in full

Why flat per unit and not hourly

Hourly pricing quietly moves every surprise onto you. A unit that turns out to need more work becomes a bigger invoice, and you find out after it is done. That is a bad deal for a manager trying to budget a building, and it removes any pressure on us to scope properly.

Flat per unit inverts that. We absorb the unit that ran long. You get a number you can multiply by your expected turns and put in a budget, before the season starts, without chasing a quote for every door.

What a standard turn includes

• Walls and ceilings, prepped and painted
• Trim, baseboard, casing, doors and door frames
• Patch and texture where the last resident did damage, matched to the existing wall
• A punch pass at the end, so the unit is ready to show rather than ready to inspect
• Before and after photographs, room by room, sent with the invoice

What adds to it

Flagged before we start, with what it adds, never discovered on the invoice:

• Damage beyond normal wear — holes through drywall, water-damaged ceilings, failed texture
• A colour change rather than a refresh in the existing colour
• Occupied-unit work, which is staged differently and takes longer
• Cabinets, or anything beyond walls, ceilings and trim
• Cleanouts where the previous resident left the unit full

What we do not price at all

Because it is not ours to sell: water mitigation and drying, mold work, electrical, plumbing, roofing and structural. If a walkthrough turns up one of those, we say so on the walkthrough. See our water damage referral page for where we send the ones we cannot take.

How the number gets set

1. Tell us the building, the door count, and what a typical turn looks like for you.
2. We walk a representative unit or two. Not every unit — that is what flat pricing is for.
3. You get a per-unit number, plus the short list of what would move it, in writing.
4. That number holds for the season. No re-quoting per door.

What we will not do to win the job

Quote low and find the difference in change orders. Anchor high and "discount" to the number we always meant. Send someone whose job is to close rather than to measure. You are a repeat buyer with a portfolio, and none of that survives the second building.