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Pro-Turns, LLC – Apartment Make-Ready/Turnovers, Maintenance & Repairs (hereafter referred to as PTL) will provide Apartment Turnover, Maintenance & Repair services, as described in this Agreement in return for compensation as outlined in Service Type Specifications section and under the terms set forth below. In the event of a conflict between any contract documents, these Terms and Conditions shall govern.

Make-Ready/Turnovers, Maintenance & Repairs are defined as those services, such as but not limited to: painting, plumbing, electrical, unit maintenance & repairs, janitorial cleaning, carpet cleaning and surface refinishing, that are necessary to prepare a rental unit for leasing after unit is vacated by previous resident.

Scope of the Work - PTL shall at it's sole discretion furnish all of the parts, supplies/materials and perform all of the selected services on each work order (Work Order) and as described in the Section entitled Service Type Specifications, as it pertains to work to be performed on owner/agents property.

Scheduling – Performance by PTL is subject to delays caused by strikes, fires, acts of God, lack of access to units and/or other reasons not under the control of PTL, as well as the availability of the products and materials at the scheduled time. Delays caused by such events do not constitute abandonment or breach of the Customer Agreement and shall not be included in calculating time frames for payment or performance.

General Provisions

In addition, the following general provisions apply:

All work shall be completed in a workmanlike manner and in compliance with all building codes and other applicable laws.
PTL may, at its discretion, engage subcontractors to perform work hereunder, provided PTL shall fully pay said subcontractor and remain responsible for the proper completion of this Contract.
All changes to approved Work Orders shall be in writing and approved by Owner/Agent and PTL.
Owner/Agent will provide parking for PTL vehicles at no charge.
Owner/Agent will provide necessary utilities for PTI to complete services at no charge.
Work will be completed during the hours of 9 am to 5pm unless otherwise specified. In the event overtime is required, PTL shall be compensated for any overtime work based upon reasonable and customary overtime rates.
Owner/Agent will provide trash containers on site at no charge for contractor to dispose of job related debris.
In the event that PTL is requested to and/or commences any work prior to the execution of this document, all terms and conditions set forth herein are deemed accepted by the Owner/Agent as if this document was otherwise executed.
\nINVOICE Payment terms are Net 15 days. If payment is not made within fifteen (15) days of the date of the invoice, Contractor may suspend work on the job until such time as all payments due have been made. All invoices which remain unpaid after forty-five (45) days from the date of the invoice may, at PTL's discretion, automatically accrue interest at the rate of 1.5% per month or the maximum allowed by law until paid in full. In the event that any action is brought by PTL to collect any payment due, PTL shall be entitled to recover reasonable attorneys’ fees incurred and all related court costs and expenses.
\n

Indemnification

To the fullest extent permitted by law, PTL shall indemnify, defend and hold harmless the Owner/Agent and its agents and employees, from and against any claims, damages, losses and expenses, including but not limited to attorney’s fees, provided that such claim, damage, loss or expense is attributable to bodily injury, sickness or death, or injury or loss to tangible property, other than the Work itself, but only to the extent caused by the negligent acts or omissions of PTL or any of its subcontractors, anyone directly or indirectly employed by them or anyone whose acts they are legally responsible.

Insurance

PTL represents that it has purchased general insurance coverage and agrees that it will keep in force for the duration of the performance of the work. PTL shall maintain general liability insurance as specified below or required by law, whichever coverage is greater.

Worker’s Compensation $1,000,000.
Comprehensive General Liability with limits of not less than $2,000,000 per occurrence.
Comprehensive Automobile Liability (owned, non-owned, hired) of $1,000,000 each accident. A Certificate of Insurance will be sent to you prior to the commencement of work on the Owner/Agent’s project.

Additional Terms

PTL will provide standard turnover pricing for the Owner/Agent on a per unit basis. Prices quoted for standard apartment turnovers are subject to change upon sixty (60) days written notice prior to making any change in customer pricing structure.

Any damages or conditions deemed beyond normal wear and tear in PTL's sole discretion will be digitally documented and the Owner/Agent will be provided with a written estimate for any additional required repairs. PTL shall not be required to repair, replace or restore any damaged condition without a Change Order being issued for such additional work.

Additional repairs may include but are not limited to the following: drywall repairs, water damage repairs to drywall, excessive carpet staining and/or carpet repairs.

Service Type – Specifications:

\nFlash Turns: Rapid 24-48 hour turnover of vacant units, including deep cleaning, specialized paint touch-ups, and essential safety repairs to make units immediately rentable.
\nUnit Turns (Make-Ready): Comprehensive refurbishment of vacant units to property standards, including paint, flooring repair, appliance check, cleaning, and light fixture replacement, preparing the unit for move-in.
\nWork Orders: Scheduled, non-emergency maintenance repairs requested by tenants or property managers, such as fixing leaky faucets, drywall patching, door adjustments, and electrical repairs.
\nEmergency Calls: 24/7 immediate response services for critical issues threatening property or safety, such as burst pipes, no heat, sewage backups, or lockouts.
\nRenovations (Unit Upgrades): Planned improvements to existing units, including kitchen/bath cabinet installation, countertop replacement, flooring upgrades, and fixture, lighting, or appliance upgrades.
\nBoiler Repairs: Diagnostic and repair services for apartment building central heating systems, including boiler inspections, pump replacements, and piping repairs to ensure reliable hot water/heat.
\nGeneral Plumbing: Diagnosis and repair of leaks, unclogging drains, toilet replacements, faucet repairs, and garbage disposal installations within individual units.
\nGeneral Painting: Full unit, partial, or accent wall painting services, including surface preparation, patching, trim, and door painting using specified, high-durability apartment-grade pain

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