How we price, in full

Why we price by the unit, not the hour

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.

Pricing by the unit inverts that, but only if the price actually matches the unit. A light touch-up and a hoarder cleanout are not the same job, and pretending they are means either the light units subsidise the heavy ones or the heavy ones get rushed to protect the margin. Neither is a deal you want. So we walk the unit, scope it to what it actually needs, and give you the number before we start, not after.

Three tiers, priced differently because the work is different

• Light turn: $350 one-bedroom, $450 two-bedroom. Normal wear: touch-up paint, minor patch, a punch pass. Done in 1 day.
• Standard turn: $1,100 one-bedroom, $1,450 two-bedroom. Walls and ceilings prepped and painted, trim, baseboard, casing, doors and door frames, patch and texture matched to the existing wall, a punch pass at the end. Done in 3 days.
• Heavy turn: from $1,800 one-bedroom, from $2,400 two-bedroom. Damage beyond normal wear: holes through drywall, water-damaged ceilings, failed texture, a hoarder-level cleanout before anything else can start. Scoped on the walk and priced for what it actually takes.

Larger units and common areas are walked and priced the same way, by the building.

We tell you which tier a unit is on the walkthrough, before any number is set. Before and after photographs, room by room, go out with the invoice on every tier.

What moves a unit into a higher tier

• 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

Drywall, priced per hole

• Small hole, a doorknob or an anchor: $95
• Medium hole, up to about a foot across: $195
• Large hole or a ceiling repair: from $350

Each price includes patch, texture match and paint over the repair.

Punch-list add-ons

The small jobs that hold up a turn, done by the same crew in the same visit:

• Re-caulk a tub, shower or kitchen counter: $95 each
• Interior door adjusted, rehung or new hardware: $85 per door
• Cabinet hinge, door or drawer repair: $45 each
• Blind replacement: $45 per window, plus the blind at cost
• Tile or flooring spot repair: from $150 per area
• Baseboard and trim carpentry, and exterior painting: walked and priced with the job

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 and confirm the light, standard and heavy prices for your building in writing, adjusted only for units bigger than two bedrooms.
3. When a unit actually turns, we assign it the tier it needs and confirm before we start.
4. Those three numbers hold for the season. No re-quoting per door, and no surprise on the invoice either.

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.