The turnover menu

Five jobs, in order of how much they cost you

Most turnover floors don't need new floors. They need the cheapest job on this list that gets the unit photographed and rented. Start at the top and stop where it looks right.

Prices are labor in the Charleston area, confirmed in writing per unit before we start. Ten doors or more a quarter: 10% off the menu. Anything under the floor that changes the number gets a photo and a yes from you first.

Why refinish

The math a property manager already knows

Every day a unit sits empty costs a day of rent. A refinish is cheaper than a replacement and puts the unit back on the market faster. Both sides of that matter.

Replace

Tear out, haul away, subfloor surprises, new material, install, then the finish. Two to three weeks on the calendar once you count ordering and scheduling, and the unit is dark the whole time.

Tear-out and disposal1–2 days
Material lead time3–10 days
Install and finish4–6 days
Unit off the market2–3 weeks

Refinish

Nothing leaves the unit. No material to order. The floor that's already there becomes the floor in the listing photo. Three days for a full sand, one for a recoat, and you keep the character a Charleston renter pays extra for.

Tear-out and disposalnone
Material lead timenone
Sand, stain, three coats3 days
Unit off the market3–5 days

Recoat only: one day

How it works

Quote by text. Schedule by text. Photos when it's done.

Built for people who manage forty doors and don't have time to meet a floor guy at every one of them.

Step 1

Send the unit

Address, rough square footage, floor type, and four photos: the worst spot, the best spot, a doorway, and the whole room. Lockbox code if it's vacant.

Two minutes, from your phone

Step 2

Get a flat number

One price for the unit, the job we recommend and the job below it on the menu, and the earliest start date. No range, no "depends", no visit unless the photos can't tell us.

Within the hour, business hours

Step 3

Say go

Reply yes. We schedule off the lockbox, protect the cabinets and trim, contain the dust, and don't call you unless something under the floor changes the price.

Start as soon as 48 hours out

Step 4

Photos and an invoice

Finished photos of every room the day we wrap, shot for your listing, plus one invoice per unit. Pay by Zelle, check, card, or net-15 for managers with a running account.

Same day we finish

Who this is for

Three kinds of customer, three kinds of job

Property managers

Standing per-unit pricing across your whole portfolio, so you can approve from the desk.
Turnover slots held for you each week once you're a regular.
One monthly invoice if you'd rather, coded by property.
We work off lockboxes and text the owner's photos through you, never around you.

Flippers & investors

Buying at auction? Send the address before you bid and we'll tell you from the street view and county photos whether the floors are a refinish or a replace.
Sand-and-finish timed to land the day before your photographer.
Stain matched to the comps in the neighborhood, not to a catalog.
Tile, trim and cabinets through the same crew if the flip needs them.

REO & asset managers

Bid packages by email in your format, with photos, inside 24 hours.
Insured, W-9 on file, before-and-after documentation on every job.
Occupied-to-vacant turns handled with the preservation company's schedule.
Volume pricing from ten doors a quarter.

Real photos

Floors we've actually finished

No stock photography. Turnover before-and-afters go here as they come in.

refinished hardwood floor — Sand & finish

finished hardwood floor in a Charleston home — Hardwood

new boards laced into old pine — Lace-in repair

finished tile and stone work — Tile & stone

Straight answers

What managers ask before the first job

How do you quote without seeing it?

Four photos and a square footage tell us 90% of what a visit would. The other 10% is what's under the floor, and a visit wouldn't show that either. If the photos are ambiguous we'll say so and stop by, no charge. The flat number holds unless we open the floor and find something you'd want to know about anyway.

Dust-free means what, exactly?

Sanders run on a vacuum system that captures most of the dust at the machine, and we seal doorways and vents. It is not zero dust. It is a wipe-down instead of a cleaning crew, and the HVAC filter gets changed when we leave.

Water-based or oil-based finish?

Water-based by default for turnovers. It's dry to walk on in hours, doesn't yellow, doesn't smell out the building, and takes a tenant in 48 hours. Oil-based on request for a flip where the comps have that amber look, with two extra days of cure.

Can you match the old stain in a partial unit?

Partially. A recoat matches because nothing changes. A sand in one room next to an unsanded room will never match perfectly. We'll tell you that up front and usually recommend doing the connected rooms together.

How fast can you actually start?

Recoats and repairs can often start inside 48 hours. Full sands book about a week out in season. Managers on a standing account get held slots. Emergencies happen and we'll say what's true on the day.

What about pet stains and black water marks?

Grey water marks sand out. Black stains from pet urine have gone through the wood and don't. Those boards get replaced and laced in, which we'll spot in your photos and price as a repair line, not a surprise.

Are you licensed and insured?

Insured, and the crews carry their own licenses. Certificate of insurance and W-9 sent with the first invoice or on request before it.

Do you do the whole turnover?

Floors, tile, trim and cabinets, yes, through the same crew. Paint and cleaning, no, but we work around your painter's schedule and know which order things go in.

Get a unit quoted

Text (913) 712-6630 Arthurnvss@outlook.com

Charleston · North Charleston · West Ashley · James Island · Johns Island · Mount Pleasant · Hanahan · Goose Creek · Summerville · Moncks Corner · 50 miles out

What to send

Address and unit number
Rough square footage of floor
Floor type: hardwood, LVP, laminate, tile, carpet
Four photos: worst spot, best spot, a doorway, the whole room
Date it needs to be rent-ready

Turnover quote: 214 Elm St #B, ~900 sqft, oak hardwood, worn in hall + kitchen, need by the 20th. Lockbox 4471.

Refinish it, don't replace it.