Light turn
$800 – $9001–2 bedroom, minor wear
- Move-out deep clean
- Touch-up paint, walls & trim
- Minor drywall patching
- Punch-list repairs (up to 6 items)
- Photo report by room
Rent-ready in 3 business days
Published pricing
Turn packages and what each one covers.
No other property vendor in the Charleston area publishes a number. We do, because a property manager budgeting a vacancy should not have to wait three days for an estimate to find out what a turn costs.
Published pricing — no waiting on an estimate
Three turn packages. Fixed scope, quoted range, committed date.
Every other property vendor in the Charleston area makes you request an estimate before you know the number. We publish ours, so you can budget a turn the day the notice to vacate lands.
Standard turn
$2,200 – $2,6002–3 bedroom, normal turnover
- Everything in Light turn
- Full interior repaint
- Drywall repair & texture match
- Flooring plank replacement
- Junk removal & haul-off
- Exterior pressure wash (entry & patio)
Rent-ready in 5 business days
Heavy turn
$8,000 – $9,500Extended damage or long vacancy
- Everything in Standard turn
- Full flooring replacement
- Cabinet refinishing
- Structural drywall & ceiling work
- Full exterior wash
- Dedicated project manager
Rent-ready in 10–12 business days
Ranges cover the great majority of units in the Summerville and Greater Charleston market. Final scope is confirmed at walkthrough within 24 hours of the work order, and the quoted number is what you are invoiced. Recurring cleaning, pressure washing and post-construction work are priced per contract.
How it works
One work order. Five days. No follow-up calls.
The sequence below is the standard turn. You approve once, at step two, and hear from us again when the unit is ready.
- Day 0
Work order in
Send it by form, email or text. We confirm receipt within 24 hours and schedule the walkthrough.
- Day 1
Walkthrough & scope
Photo assessment of every room, scope locked, fixed quote and completion date sent for approval.
- Days 2–4
Trades in sequence
Junk out, drywall and paint, flooring, repairs — sequenced by our crews so nothing waits on another vendor.
- Day 5
Clean & inspect
Deep clean, exterior wash, final walkthrough against the punch list, keys and access returned.
- Day 5
Photo report
Before and after by room, time-stamped, attached to the work order. One invoice for the whole scope.
What drives the number
Four things move a turn between packages.
01 — Size
Bedrooms and square footage
Paint and flooring scale almost linearly with square footage. A three-bedroom is rarely a light turn even when the unit is clean.
02 — Wall condition
Patching versus repainting
Scuffs and nail holes are touch-up work. Water damage, texture mismatch or smoke means full walls, and that is the line between light and standard.
03 — Flooring
Plank swap versus full replacement
Replacing damaged sections keeps a turn in the standard range. Pet damage or subfloor problems push it to heavy.
04 — What is left behind
Volume of junk removal
An abandoned unit with furniture and appliances adds a full haul-off day before any trade can start.
Answers
Pricing questions, answered directly
How much does a rental turn cost in Summerville and Charleston, SC?
A light turn runs $800 to $900, a standard turn $2,200 to $2,600, and a heavy turn $8,000 to $9,500. Those ranges cover the great majority of units in the Summerville and Greater Charleston market. Prime Services Solutions publishes them so a property manager can budget a turn the day the notice to vacate arrives.
What is the difference between a light, standard and heavy turn?
A light turn is a one- to two-bedroom unit with minor wear: deep clean, touch-up paint and small patching, done in three business days. A standard turn adds a full repaint, drywall texture matching, flooring plank replacement and junk removal, done in five. A heavy turn covers extended damage or a long vacancy with full flooring replacement, cabinet refinishing and ceiling work, done in ten to twelve.
Is the quoted price what I am invoiced?
Yes. The scope is confirmed at a walkthrough within 24 hours of the work order, and the number quoted after that walkthrough is the number invoiced. Anything discovered beyond the agreed scope is quoted separately and approved before work continues.
Do you offer recurring contracts instead of per-turn pricing?
Yes. Recurring cleaning, common-area maintenance, seasonal pressure washing and work-order response are priced per contract based on portfolio size and volume. Contract accounts get net terms and priority scheduling.
Request a quote
Send the work order. We answer in 24 hours.
Tell us what the property needs and we come back with a fixed scope, a quoted range and a completion date — not a callback to schedule a callback.
- Walkthrough scheduled within 24 business hours.
- Written quote with completion date, valid 30 days.
- Certificate of insurance and W-9 sent with the first quote.