About make-ready / turn service in Federal Way

Federal Way is a large suburban city of subdivisions, townhomes and apartment complexes that mostly grew in recent decades.

We serve Federal Way from our Lakewood base - travel calculated at booking.

Newer rentals in Federal Way often need light touch-up and a deep clean, which is the core of a standard turn.

When the turn is done you get photos and a closed-out report, and a Stripe invoice on completion. Property managers can book from the order page and add the tenant's number; realtors prepping a listing can use the same service.

Many Federal Way homes are newer, so common calls are for fixture repair, valve problems and worn-out water heaters rather than failing old pipe.

What happens on the job

Walk the unit (or work from your photos and list) and confirm the scope and price
Touch up paint, deep clean and handle the misc fixes on the list
Send photos and a closed-out report when the work is done
Invoice you through Stripe on completion

Flat rates for Federal Way

Our flat rates. The price you see is the price, confirmed before any work starts. No service-call fee when we do the work.

Service	Our flat rate	Typical published price*
DIAGNOSIS
Diagnosis / service call (plumbing or electrical)Credited toward any job	$79
PLUMBING
Single drain clearing (accessible cleanout)	$189	$245–545
Toilet repair (fill valve / flapper / seal)	$179	$200–500
Toilet replacement (your unit, standard install)	$349
Faucet replacement (kitchen or bath, your fixture)	$229	$275–650
Garbage disposal replacement (your unit)	$249
Accessible pipe leak repair	from $225
Water heater install, 40–50 gal tank (your unit)Labor only, you supply the unit. Unit + haul-away quotable on request.	$500 labor	$2,100–5,800 installed
ELECTRICAL
Outlet or switch replacement	$129	$150–250
GFCI outlet install	$149
Light fixture replacement (your fixture)	$149	$150–350
Ceiling fan install (your fan, existing box)	$199	$250–400
Smart thermostat / video doorbell install	$129
Breaker replacement	$179
Whole-house rewire (labor)Labor only. Materials and permit are quoted separately after a walkthrough.	$4,000 labor	$8,000–30,000 all-in
Electrical troubleshootingThe $79 diagnosis, credited toward the fix	$79
HOME REPAIR
Make-ready / turn service (paint touch-up, deep clean, misc fixes)Larger homes quoted after a walkthrough	from $995
Anything elseNo overtime markup on weekdays	$90/hr	$110–230/hr

* Published Seattle-area and Washington cost guides, 2026. Ranges shown only where a published range exists. The water heater range includes the unit; our $500 is labor only. Prices are for typical, accessible conditions; anything unusual is quoted and confirmed before work starts.

Questions

Can I book as a property manager or realtor?

Yes. Book from the order page and add the tenant's number, or call or text us with the address and your list.

How much is a make-ready turn?

From $995 for a typical unit: paint touch-up, deep clean and misc fixes. Larger homes are quoted after a walkthrough.

What is included?

Paint touch-up, a deep clean and miscellaneous fixes to get the unit rent-ready. Send your punch list and photos and we confirm the scope and price first.

Tell Doug what is wrong

Name, number and a line about the problem. You get the flat price before anyone knocks. Or call or text (253) 349-2907, or book now and see your exact price.

Make-ready / turn service nearby

All services in Federal Way · Make-ready / turn service everywhere we work · Full pricing

Make-ready / turn service in Federal Way