MAKE READY · HOUSTON, TX
Houston make‑readies, run by a local Lula W‑2.
Your local Lula field manager scopes the work, lines up vetted Houston Pros, sequences the trades, and walks the unit before it hands back to you. One quote. One schedule. One owner of the outcome.
4-6
Avg days per turn
40+
Service verticals
17 Markets
Each with a local W‑2 field manager
YOUR LOCAL FIELD MANAGER
Meet Your Houston Field Manager
Jeremy Oliver
Houston Field Manager
Jeremy Oliver is the Lula field market manager for Houston, Oklahoma City, and Tulsa. Before joining Lula, he served as a correctional officer for the State of Texas. He scopes each make-ready, lines up vetted local Pros, sequences the trades, and walks the unit before it comes back to you.
WHAT LOCAL ACTUALLY MEANS
Why Houston Turns Are Different
Metro Houston rental coordination has its own rhythm. School-year and energy-sector relocation timing, Gulf Coast humidity and triple-digit heat, hurricane-season sequencing, and pre-1978 stock inside Loop 610 all shape how a turn should be scoped and sequenced.
The May–August school and energy-relocation crunch
Most metro Houston SFR moves cluster May through August, set by the HISD, Katy ISD, and Cy-Fair ISD calendars and the summer leasing window. Energy-sector hiring drives additional corporate-relocation waves in Q1 and Q3. A unit listed by early July catches families before the fall semester.
Gulf Coast humidity, summer heat, and hurricane-season sequencing
Summer heat above 95°F from June through September compresses exterior paint, caulk, and HVAC trade windows. Hurricane season runs June 1 through November 30, so roof, gutter, and drainage inspections get sequenced before any interior cosmetic work to avoid post-storm rework.
Pre-1978 stock inside Loop 610 and lead-paint rules
Pre-1978 bungalows and cottages concentrate inside Loop 610: the Heights, Montrose, Eastwood and EaDo, Riverside Terrace, Garden Oaks and Oak Forest, and older Bellaire. EPA RRP lead-safe certification is required for any work disturbing painted surfaces.
Energy employers, the Medical Center, and a post-storm second peak
Houston turnover follows energy-sector hiring, the Texas Medical Center, and Port of Houston employers, with corporate-relocation waves in Q1 and Q3. A distinct second make-ready peak lands in September and October as owners turn units after hurricane-season storms, separate from the coastal-only metros. Your field manager stacks Pro availability around these windows.
WHAT YOU’RE DOING WITHOUT ONE
Every Vacant Day Is Rent You’re Not Collecting
Punch lists split across a dozen 1099 vendors who don’t talk to each other. You chase quotes, juggle schedules, and hope someone shows up.
Vendor sprawl
Six different 1099s for paint, plumbing, carpet, cleaning, and prep. None of them coordinate with each other, and none of them own the outcome.
Quote-chasing
Different scopes, different price models, different turnaround times. Comparing apples to apples eats hours per turn.
Schedule juggling
One trade slips and the next four cascade. Someone on your team becomes a part-time project manager by default.
No accountability
When something gets missed or the unit isn’t actually ready, nobody owns the redo. The cost falls back on you.
WHAT YOU GET BACK
One Contact, Full-Service Turn Management in Houston
SERVICES COVERED IN HOUSTON
Every Service Your Field Manager Coordinates
From scope to handoff: paint, drywall, plumbing, HVAC, cleanouts and more. One coordinated quote, one schedule, one local W‑2 owning the outcome.
Paint
Drywall
Flooring
Cleaning
Plumbing
HVAC
Cleanouts
Trim & Caulk
Appliances
Final Inspection
BUILT FOR HOUSTON RENTAL PORTFOLIOS
Single-Family, Multifamily, or Both
Make-ready services for residential rental properties across metro Houston, at the scale and pace your leasing calendar demands.
Houston Single-Family Rentals
Scattered portfolios from Heights and Montrose bungalows to Katy, Cypress, and Sugar Land subdivisions. Same workflow per door regardless of build year or finish level, with lead-paint scoping baked into pre-1978 stock inside Loop 610.
Houston Multifamily
From Midtown and EaDo mid-rises to garden-style communities around the Energy Corridor, the Medical Center, and The Woodlands. Stacked-schedule turns sequenced so HVAC, paint, and flooring don’t fight each other for the unit.
LOCAL COVERAGE
Make-Ready Coverage Across Houston
From intown Houston neighborhoods inside Loop 610 out to Katy, Cypress, Sugar Land, and The Woodlands, spanning Harris, Fort Bend, Montgomery, and Brazoria counties.
Harris County, TX
Fort Bend County, TX
Montgomery County, TX
Brazoria County, TX
Coverage spans major ZIP codes across Harris, Fort Bend, Montgomery, and Brazoria counties, including 77002, 77006, 77007, 77008, 77019, 77024, 77025, 77027, 77055, 77056, 77079, 77098, 77380, 77389, 77433, 77450, 77479, and 77584.
FREQUENTLY ASKED
Houston Make-Ready Questions
How quickly can a Lula field manager start on a new Houston make-ready?
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Most Houston scoping walks happen within 24 to 48 hours of intake. For portfolios with regular volume, a vetted Pro is typically on site the day after quote approval.
How much does a make-ready cost in metro Houston?
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Most Houston SFR turns price between $2,000 and $5,000 depending on scope, with paint, flooring, and cleaning the biggest line items. You see the full flat-rate quote upfront. No surprise change orders.
What’s the daily cost of a vacant rental in metro Houston?
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Metro Houston rents average around $1,900 a month, which works out to roughly $63 per day in lost rent per door. A turn that takes two weeks longer than it should is about $880 per door in foregone income.
Do you cover inside Loop 610 only, or the suburbs too?
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Both. Coverage runs from intown Houston neighborhoods like the Heights, Montrose, and EaDo out to suburban submarkets including Katy, Cypress, Sugar Land, Pearland, and The Woodlands, spanning Harris, Fort Bend, Montgomery, and Brazoria counties.
How does flat-rate pricing work for Houston make-readies?
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Every service comes from a published flat-rate price list, scoped during the punch-list walk. You see the total before any work starts, with no PM markup and no surprise change orders.
What happens if the unit needs work beyond the original scope?
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Anything beyond original scope is surfaced before the trade arrives, as a separate flat-rate line item you approve or decline. Nothing gets billed without sign-off.
Do you handle pre-1978 lead-paint disclosures for Houston intown homes?
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Yes. Many bungalows and cottages inside Loop 610, in the Heights, Montrose, Eastwood and EaDo, Riverside Terrace, and Garden Oaks, pre-date 1978 and fall under EPA RRP lead-safe rules. Your field manager scopes any disturbance to painted surfaces with proper containment from the start.
When is peak SFR turnover season in metro Houston?
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May through August, tied to the school year and the summer energy-sector relocation window. HISD, Katy ISD, and Cy-Fair ISD calendars push most family moves before fall semester. Houston also sees a distinct second make-ready spike in September and October, when owners turn units after hurricane-season storms. Your field manager stacks crews and reserves Pro availability across both windows to keep turn times consistent.
Which Houston counties do you cover?
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Harris, Fort Bend, Montgomery, and Brazoria. Major submarkets include the Heights, Montrose, Memorial, River Oaks, Midtown, EaDo, Bellaire, Spring Branch, Sugar Land, Katy, Cypress, The Woodlands, Pearland, and Kingwood.
Do you handle both single-family and multifamily Houston turns?
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Yes. Scattered SFR portfolios across metro Houston and multifamily lease-ups in Midtown, EaDo, the Energy Corridor, and the Medical Center area all use the same workflow, with one field manager coordinating across multiple buildings or units.
GET STARTED
Ready to Hand Off Your Next Houston Turn?
Talk to your local Houston field manager. We’ll walk a unit, scope the punch list, and send a flat-rate quote within 48 hours.
Make Ready Service
