What Is a Make-Ready? Definition & Process

When you own an investment property, you want to make sure that it is profitable. This means trying to keep vacancies to a minimum. Of course, even the best tenants may decide to move on eventually, and you will need to find new tenants and get them into the property.

The unit will also have to be vacant for a period of time known as the make-ready, where the property is inspected and necessary maintenance, repairs, and cleaning will be performed. A seasoned Tampa property manager can help to make the make-ready process as smooth and efficient as possible to reduce vacancy times and carrying costs.

At Eaton Realty, we offer comprehensive real estate services to clients throughout Hillsborough County, including property management services. Whether you need help buying, selling, or managing your investment properties, we can work with you to help you realize your goals as a landlord. Reach out today to talk to one of our certified property managers about your rental properties.

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What Is a Make-Ready?

A make-ready is the process of getting a rental property ready for a new tenant after the previous tenant vacates the unit. It may also be referred to as a turnover or an apartment turn. It is a necessary step to ensure that the new tenant gets a home that is clean, well-maintained, and suitable for living.

Typically, when a tenant moves out of a rental property, the landlord will inspect the property. This usually involves a rental preparation checklist comprised of items to examine in each room, such as:

• The condition of the walls
• The condition of the floors 
• Whether the appliances are clean and in working order
• If the smoke detectors have batteries and are working
• The presence of a fire extinguisher
• Whether the locks, doors, and doorknobs are in good working order
• If any sinks are leaking or need to be repaired
• Any signs of water damage
• Evidence of pests
• The condition of the windows

Essentially, the landlord or a maintenance team will go through the rental property room by room and determine whether any maintenance, repairs, additional cleaning, and/or painting is necessary. The checklist will also be used to determine if any deductions will be taken from the tenant’s security deposit. While landlords can’t deduct for normal wear and tear, they can make a claim for damage (such as a broken appliance).

Every rental unit should be thoroughly cleaned before being turned over to the next tenant. The inspection will help a landlord determine if additional cleaning is necessary. For example, if it is obvious that a tenant rarely cleaned the bathroom, then the landlord might budget time and money for a deep cleaning.

Having a make-ready checklist (which may also be referred to as a move-in/move-out checklist) is essential to maximizing profits. Without a list, it can be easy to overlook a small detail or problem. This can ultimately cost you more money in the long run if you need to fix something or if a bigger issue arises (such as a leaky pipe turning into water damage).

The make-ready process is often viewed as a bottleneck when it comes to filling vacant units. The longer that it takes to turn over a rental property, the more time passes where the landlord won’t be getting a rent check. This can increase carrying costs and reduce profits.

The Make-Ready Process

Each make-ready will be a bit different depending on the property and the amount of work that it needs. Having a consistent checklist that is used for each inspection for every rental property is the best way to make sure that your rental properties are in the best possible condition before being turned over to the next tenant. Typically, the make-ready process takes 5 to 7 days, but this time period may be longer or shorter based on the amount of work needed.

The make-ready team should include a few different professionals. This may include maintenance workers, cleaners, and painters. Many property management companies have contracts with these professionals so that they are ready to get to work as soon as a tenant vacates the premises. A landlord may also hire outside contractors for other jobs, such as installing a new carpet or other flooring.

Property Maintenance & Repairs

Typically, maintenance and repairs will happen first in a make-ready. This may include basic work such as:

• Replacing batteries in the smoke detectors
• Repairing leaky faucets
• Changing light bulbs
• Tightening door knobs and oiling hinges
• Replacing caulking around toilets and tubs
• Repairing or patching holes in the wall (such as from decorations hung on the walls by a previous tenant)
• Replacing HVAC filters 

In some cases, more repair work may be necessary. This could include tile work, appliance repairs, HVAC repairs, plumbing work, electrical repairs, and cabinetry/carpentry repairs. Other major work may include replacing the flooring, painting the walls, or even sealing a driveway or staining a deck. 

During this time, the maintenance team may also perform some preventative maintenance. This could include things like cleaning the gutters, flushing the water heater, inspecting the roof, and spraying for pests. While much of this work can take place while the unit is occupied, it is often easier (and less disruptive) to do this work while the property is vacant.

Cleaning

When repairs are complete, the cleaning crew can get started. Its work may include window and carpet cleaning, appliance cleaning, wiping down baseboards, fixtures, walls, and floors, and dusting ceiling fans. Most cleaning crews will also do a thorough cleaning of bathrooms and the kitchen to ensure that the home is as clean as possible for the new tenant.

The make-ready process can take time based on how the previous tenant left the unit. However, you want the work to be thorough so that the new tenants get a clean, well-maintained house. This leads to much happier tenants and fewer long-term problems because issues are addressed before they become major (expensive) projects.

At Eaton Realty, we list our rental properties year-round, with the vacancy date listed for each unit. This allows prospective renters to search for a place to live well in advance of when they want to move. It also allows us to plan ahead for the turnover process and reduce vacancies. 

When we can rent out a property before it is vacant, we know exactly how much time we have between the old tenant moving out and the new tenant moving into the unit. This gives us the opportunity to do maintenance, repairs, and cleaning to keep your property in the best possible condition.

How A Property Manager Can Assist With Make-Readies 

A skilled property manager can help you with the make-ready process. They will have established checklists that can be amended for the unique features of your rental property. For example, if you have a pool at your Tampa rental, the checklist will also include examining the pool and its equipment.

A property manager should also be proactive when it comes to maintenance and repairs. This will include regular inspections and prompt responses to tenant maintenance requests. If your property is kept in top condition throughout the year, the make-ready process tends to be a lot shorter. This can cut vacancy time significantly because you won’t need to spend weeks doing repairs that were taken care of when the issue arose.

Another way that a property manager can help you reduce carrying costs is through screening applicants appropriately to find great tenants who will not only take good care of your property but will also stay in the unit for an extended period of time. Hiring a National Association of Residential Property Managers (NARPM) certified team can also make for happier tenants, which can reduce the number of turnovers. In other words, using a knowledgeable, proactive property management company is a smart investment in the financial success of your investment properties. 

Contact a Professional Hillsborough County Property Management Company Today

Every landlord has to plan for at least some time when their rental properties will be vacant. As experienced Hillsborough County property managers, our goal is to minimize this time while focusing on maintaining your investment properties in top shape. We aim to make the best of make-ready time, using a comprehensive checklist to ensure that nothing is missed. In this way, we can help landlords stay profitable while keeping tenants happy.

Based in Lithia, Eaton Realty manages rental properties throughout West Central Florida. As a team led by a certified NARPM manager, we meet or exceed the standards for excellence in property management. If you own rental properties in Hillsborough County, give us a call at 813-672-8022 or fill out our online contact form to learn more about our property management services.