Keep Your Units Leasing — Carpet Cleaning for Dallas Property Managers
Turnstone runs the carpet line on your make-ready board — 48-hour unit turns, scheduled common-area care, and one net-30 invoice per property. You send the turn board; we protect the move-in date.
(214) 555-0163What We Handle Between Leases — and During Them
Every service runs on the same rails: flat price-book rates, same-day confirmations, unit-coded reports.
Turns That Hit the Move-In Date
A vacant unit earns nothing, and a slipped move-in costs more than any carpet clean. Turnstone's whole operation is built around the turn board: vacants confirmed same day, cleaned inside 48 hours, and documented so leasing can show the unit the moment it's dry. When carpet is past saving, we say so — with photos — instead of billing you for a clean that won't survive the walkthrough.
- ✓Standard 48-hour turnaround on vacants
- ✓Same-week slots for surprise move-outs
- ✓Photo report filed by unit number
- ✓Honest clean-or-replace calls, documented
Getting Your Property on Program
Walk the Property
We tour units and common areas with your maintenance lead and note fiber types, traffic patterns, and problem floors.
Lock the Price Book
Flat rates per floor plan — 1BR, 2BR, 3BR, commons — locked for the year. No per-job quoting ever again.
Send the Turn Board
Email, vendor portal, or a photo of the whiteboard. Every work order confirmed the same day it lands.
Get One Invoice
Net-30, one invoice per property per month, line-itemed by unit and coded to your GL.
Paperwork Your Regional Will Actually Like
Most carpet vendors clean fine and invoice like a mystery novel. Turnstone treats the paperwork as part of the service: every unit gets a timestamped photo report, every month closes with one consolidated net-30 invoice, and every compliance document your management company requires is filed before we touch a wand. When a former resident disputes a deposit deduction, your file already holds the evidence.
- ✓Timestamped before-and-after photos per unit
- ✓One net-30 invoice per property, GL-coded
- ✓COIs, W-9s, and vendor packets kept current
- ✓Damage documentation for deposit disputes
One of Everything, Nothing to Chase
One Price Book
Flat rates per floor plan across every community you manage — locked yearly, honored on every work order.
One Point of Contact
A named account manager who knows your properties — not a call center reading your address back to you.
One Invoice
Monthly, net-30, consolidated per property, line-itemed by unit. Your AP team approves it in one pass.
Zero Chase-Downs
Every work order confirmed same day, every job reported when finished. You never wonder where a vacant stands.
The People Who Run the Turn Boards
We run 128 doors and July gave us eleven turns in one week. Turnstone worked straight off our turn board, hit every 48-hour window, and the photo reports were filed by unit number before my Monday walk. Move-ins never slipped. That's the whole job, done right.
As the maintenance super, I used to burn half a day chasing carpet vendors for ETAs. Turnstone confirms every work order the same day I send it, badges in through the office, and logs keys properly. My make-ready checklist finally has one line I never think about.
Five communities, one price book, one invoice per property, net-30, coded the way our accounting needs it. When we disputed a deposit with a former resident, their unit report — timestamped photos, before and after — settled it in a day. Corporate asked who the vendor was.
Every Unit Turn Includes
The price-book rate is the whole rate. Here's the standard scope on every make-ready.
Pre-walk photo baseline
Condition documented before we start — protects the property and the deposit file.
Spot & enzyme pre-treatment
Traffic lanes, doorway arcs, and pet zones treated before extraction.
Truck-mounted hot-water extraction
230°F extraction with fresh water on every unit.
Edge, closet & stair detail
The corners walk-throughs actually check — included, not upsold.
Deodorize & neutralize
Units show fresh, not perfumed. Ready for leasing tours the next day.
Unit-coded photo report
Timestamped before-and-afters filed by unit number, emailed same day.
What Property Teams Ask First
How does the price book work?
We price per floor plan, not per job — a 2BR at one of your communities costs the same every time, all year. Commons run on scheduled program rates. The book is re-signed annually; no mid-year surprises.
Do you really do net-30 consolidated invoicing?
Yes — one invoice per property per month, line-itemed by unit with GL coding your accounting team specifies at onboarding. We fit your AP process instead of asking your AP process to fit us.
How fast can you turn a vacant?
48 hours is our standard from work order to photo report. Surprise move-out during a heavy week? Flag it urgent and we'll typically have it cleaned inside 24.
What formats can we send work orders in?
Whatever your office already uses — vendor portal, email, spreadsheet, or a photo of the turn board on the wall. Every order gets a same-day confirmation with a scheduled window.
What about pet damage that's soaked into the pad?
We treat at the pad level with enzyme injection where it can work, and tell you honestly — with photos — when a section needs replacement instead. You'll never pay for a clean that can't survive move-in.
Can you handle a flooded unit?
Yes — emergency water extraction runs on an on-call line for program properties. We extract, place drying equipment, and document everything for your insurance file.
Put Your Make-Readies on Autopilot
A 30-minute walkthrough gets your price book drafted and your COIs filed. Most properties send their first turn board the same week.
Talk to Us About Your Property
Tell us about your community and we'll schedule a walkthrough with your maintenance lead — usually within the week.
- Visit us2200 Irving Boulevard, Dallas, TX 75207
- Call us(214) 555-0163
- Email usservice@turnstonecarpet.com