Multifamily make-ready carpet work
Bleach damage, pet staining and uneven fade corrected inside the turn window, priced per unit, batched by property, and scheduled so the unit is back in the listing cycle without waiting on an installer.
The turn clock is the real cost
On a make-ready, a day of vacancy often costs more than the carpet work itself. Correction removes the two things that make carpet the long pole on a turn: tear-out and installer scheduling.
No installer lead time
Replacement means measuring, ordering, scheduling and disposal. Correction is booked in the same week and done in hours, which keeps carpet off the critical path of the turn.
Drops as the batch grows
Several units at one property in one routed visit share setup, color testing and travel, so the per-unit price on a batch is meaningfully below a one-off call.
Lets at the same rent
The point of a turn is a unit that shows well. A corrected floor presents as an even, clean carpet, which is what a prospective tenant is actually judging.
What corrects, and what does not
Your make-ready staff can flag units from this list at walk-through. Anything borderline: photograph it and send it. Triage on photos is free.
Correct it
Replace it
A mixed answer across a batch is normal: correct most, replace a few. We price only what is worth correcting.
How we work with properties
Corridors, floors or units in sequence so the property keeps operating. Tell us the constraints (occupied units, business hours, guest turnover) and we schedule to them rather than around them.
Setup, color testing and travel are shared across a batch instead of repeated per call, which is why the per-unit number drops as the list gets longer. Send the whole address list at once.
Spot and blend work runs one to three hours per unit. A full wall-to-wall dye is usually under a day, with normal foot traffic fine after about two days, inside a standard turn window.
Most managers with several properties prefer a single consolidated invoice against one address list. Either that or per-property billing: tell us which at the first job and we set it up that way.
How pricing works
Priced per unit, with the number falling as the batch grows. Standing rates across a property or a portfolio are available once we know your unit mix and typical damage.
One unit, priced on areas needing correction and fiber type.
Multiple units at one property in one visit: the standard arrangement for make-ready.
Agreed per-unit rates and response window across properties, with consolidated invoicing.
Send unit numbers with photographs and written per-unit pricing comes back before anyone is dispatched. We don’t publish a flat rate because unit mix and damage type move it too much to be accurate.
A make-ready batch, documented
Replace this with one real make-ready run: the property, how many units in the batch, the damage mix, per-unit cost against the replacement quote, and how many days the run took. Real numbers from one batch do more here than any additional copy.
Placeholder: needs a real batch, the property's permission, and real figures before publication.
Make-ready questions
Send us the address list
Photographs and unit numbers are enough to scope most of a portfolio remotely. We come back with a written per-unit price, a routing plan and a schedule that fits your turn window, before anyone is dispatched.
Professional carpet dyeing, color correction, and restoration for residential and commercial properties. Over 16 years of hands-on experience.
Serving all of DFW: 110 cities, 11 counties