Make-Ready & Property Services in Dallas, TX

A big share of the Dallas rentals we see were built long before modern code. Pier-and-beam homes in Oak Cliff and East Dallas move with the seasons, so doors drag, floors develop soft spots, and skirting boards pull loose. We patch and re-hang what has shifted, replace rotted subfloor where needed, and flag foundation symptoms so you can bring in a structural specialist before a tenant complains.

Older plaster and shiplap walls take paint differently than drywall. We prep them properly so the finish holds through the next lease instead of peeling at the first humid summer.

The city's inspections cover the interior, the exterior, and the premises. Common write-ups include missing smoke detectors, damaged screens, broken windows, exposed wiring at fixtures, peeling exterior paint, and overgrown or littered yards. Our make-ready walk-through is built around those items, so the punch list we hand back lines up with what a Dallas code officer actually checks.

North Dallas has taken repeated large hail events, including the June 2012 storm that damaged roofs and vehicles across the northern part of the city. After a storm, we inspect roofs, gutters, siding, and window screens, document what we find with photos, and give you a clear scope you can use with your insurance adjuster.

Summer heat and dry clay also open gaps around exterior trim and fascia. Sealing and repainting those areas keeps water and pests out of older wood framing.

Dallas covers a lot of ground, and many local investors own houses spread from Far North Dallas down to Red Bird and out to Casa View. Coordinating a painter in one zip code and a flooring crew in another eats time you could spend leasing. We route our crews across the city, so a portfolio owner or property manager can send several addresses at once and get back one schedule, one scope per house, and one invoice format.

Older Dallas houses also tend to surface surprises once carpet comes up or a wall is opened. When that happens, we stop, send photos, and explain the options before spending your money.