What Is Make Ready?

Why the Make-Ready Process Matters

First impressions matter. When a prospective tenant walks into your unit for a showing, the condition of the unit tells them everything about you as a landlord. A clean, freshly painted unit with working appliances says "I care about this property and I will take care of you." A dirty unit with scuffed walls and a broken towel bar says "I do the minimum."

Good tenants have options. In a competitive rental market, the unit that looks best and shows best fills first. The 2-3 days you invest in a proper make-ready can mean the difference between filling the unit in week 1 versus week 4, which is $1,000+ in avoided vacancy at typical rents.

A proper make-ready also reduces maintenance requests in the first few months of a new tenancy. If you fix everything now, the tenant does not have to call you about a dripping faucet, a sticking door, or a broken blind. That saves both of you time and frustration.

The Make-Ready Checklist

Cleaning (do this first):

• Kitchen: oven (inside and out), stovetop, range hood and filter, refrigerator (inside and out), dishwasher, countertops, cabinets (inside and out), sink, backsplash
• Bathrooms: toilet (including behind and around base), tub/shower, tile and grout, sink, vanity, mirrors, exhaust fan
• All rooms: walls wiped down, baseboards, light fixtures, window sills, closet interiors, ceiling fans
• Floors: vacuum, mop, or deep clean depending on floor type
• Windows: inside glass, tracks, and screens

Paint:

• Touch up nail holes, scuffs, and marks in all rooms
• Full repaint if the unit has not been painted in 3+ years or if there is significant damage
• Use the same neutral color throughout for efficiency (popular choices: agreeable gray, accessible beige, or classic white)
• Do not forget doors, door frames, and baseboards (touch up at minimum)

Repairs:

• Fix or replace broken cabinet hardware, towel bars, door handles, and hinges
• Re-caulk tub/shower, sinks, and windows as needed
• Repair any drywall damage
• Fix running toilets, dripping faucets, slow drains
• Replace any cracked or missing outlet and switch plates
• Repair or replace damaged blinds and window coverings

Systems check:

• Replace HVAC filter
• Test heating and cooling operation
• Test all smoke and CO detectors (replace batteries or units)
• Test every electrical outlet and light switch
• Check water pressure and hot water at every faucet
• Run all appliances through a cycle (dishwasher, disposal, oven)

Security and final touches:

• Re-key all locks (critical for security between tenants)
• Replace any dead bulbs
• Clean exterior entry area
• Check mailbox label
• Final walk-through and photos for move-in documentation

Real Example: Standard Make-Ready Budget

Unit: 2-bedroom apartment, $1,400/month rent. Previous tenant was there for 2 years. Normal wear, no major damage.

Deep cleaning (professional): $275. Paint (full unit, 2 coats, labor + materials): $550. Carpet cleaning: $175. Replace kitchen faucet (was leaking): $120. Re-caulk bathtub: $35 (DIY). Replace 3 outlet covers: $6. New HVAC filter: $15. Re-key locks: $80. Smoke detector batteries: $12. Total: $1,268.

Timeline: Day 1 (after move-out inspection): cleaners start. Day 2: painters start after cleaners finish. Day 3: painters finish, handyman does repairs. Day 4: carpet cleaning. Day 5: final walk-through, listing photos, re-key locks. Unit is market-ready in 5 days.

If you pre-listed the unit (with showings scheduled starting Day 5), you might have a signed lease within a week of the previous tenant moving out. That is 7-10 days of vacancy versus the 3-4 weeks many landlords take.

Tips for Faster Make-Readies

Standardize your paint colors. Using the same color in every unit means you always have the right paint on hand. No color matching, no trips to the store, no waiting for custom mixes.

Keep a make-ready supply kit. A box with outlet covers, touch-up paint, caulk, HVAC filters, smoke detector batteries, basic hardware, and cleaning supplies. Having everything on hand saves multiple trips to the store.

Overlap tasks. Cleaners in the kitchen while painters do the bedrooms. Handyman fixing the bathroom while carpet cleaners do the living room. Parallel work cuts your timeline significantly.

Pre-schedule contractors. The moment you know the move-out date, book your cleaners, painter, and handyman. Waiting until after move-out to start calling adds days.

Use the same team every time. When your cleaner knows your standards and your painter knows your colors, quality goes up and time goes down. Build long-term relationships with reliable contractors.

Common Mistakes

Cutting corners on cleaning. A prospective tenant will open the oven, check inside cabinets, and look behind the toilet. If they find the previous tenant's mess, they are moving on to the next listing. Deep clean everything.

Not re-keying locks. This is a safety issue. You do not know how many copies of the key the previous tenant made. Re-key every lock between every tenancy. It costs $60-$100 and eliminates the risk of unauthorized entry.

Over-improving. A make-ready is not a renovation. Fix what is broken, clean what is dirty, and paint what needs painting. Save the granite countertops and new flooring for a planned upgrade with a CapEx budget.

Not taking photos before the new tenant moves in. Your make-ready photos become the move-in documentation baseline. Take comprehensive photos of the unit in its cleaned, repaired, ready-to-go state before handing over keys.

Frequently Asked Questions

Should I paint between every tenant?

Not necessarily. If the paint is in good condition after a 1-year tenancy, touch-ups may be sufficient. After 2-3+ years, a full repaint is usually warranted. Scrubbable, high-quality paint lasts longer and cleans up easier between tenants, reducing the need for full repaints.

Should I replace carpet between tenants?

Professional carpet cleaning is standard between tenants. Replace carpet when it is worn through, permanently stained, or older than 7-10 years. Consider switching to LVP (luxury vinyl plank) flooring, which costs more upfront but lasts longer, cleans easier, and reduces turnover costs over time.

Can I start the make-ready before the tenant is fully moved out?

No. Do not begin any work until the tenant has returned keys and surrendered possession. Starting early creates liability issues and could be interpreted as constructive eviction. Wait for the keys, then start immediately.