Carpet turnover for property managers
The make-ready math, a correct-versus-replace rule your staff can apply at walk-through, and per-unit pricing across a DFW portfolio, so carpet stops being the line item that blows the turn budget.
Carpet is usually the biggest avoidable line on a turn
Most turn carpet is replaced because it looks unlettable, not because it’s worn out. When the pile is sound and the problem is color, correction gets the unit to the same standard for a fraction of the cost and a fraction of the downtime.
Well under a re-carpet
Correction is consistently a fraction of replacement cost on the same floor. Across a portfolio doing regular turns, that difference is the single largest controllable number in the make-ready budget.
Doesn’t extend the window
No tear-out, no disposal, no installer lead time. Spot work is one to three hours per unit and a full dye is usually under a day. The unit is back in the listing cycle immediately.
Documented as standard
Written scope and before/after photographs of every corrected area come with each job, which is generally what a tenant damage charge needs to hold up.
Give your staff a rule, not a judgement call
The decision is about pile condition rather than how bad the color looks. A maintenance tech can apply this at walk-through and flag the right units without a site visit from us.
Correct it
Replace it
Photograph anything borderline and send it. Remote triage on photos is free and settles most of these without a dispatch.
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 volume tiers rather than per room, because setup, color testing and travel drive job cost as much as the carpet does. Standing rates are available once we have run a batch and know your unit mix.
A single turn, priced on how many areas need correcting and what the fiber is.
Several units at one property in a single routed visit: the per-unit price drops against tier 1.
Standing per-unit rates across your properties, an agreed response window, and one invoice. Predictable to budget and the lowest per-unit number.
We confirm rates against your real address list rather than publishing a flat figure: unit mix, fiber and damage type move it too much. Send a list with photos and written per-unit pricing comes back.
A real portfolio, with the numbers
Replace this with one real property-management client: unit count, damage mix, correction cost per unit against their replacement quote, and the effect on turn time. This is the highest-value content on the page. One documented portfolio job with permission and real figures.
Placeholder: needs a real client, their permission, and real figures before publication.
Property manager 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