MAKE READY · TAMPA, FL
Tampa make‑readies, run by a local Lula W‑2.
Your local Lula field manager scopes the work, lines up vetted Tampa 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 Tampa Field Manager
Hector Carmona
Tampa Field Manager
Hector Carmona is the field project manager for the Tampa and Orlando area in Florida. He has worked in the facilities industry since 1999, with training in general maintenance, electrical, HVAC, plumbing, carpentry, steam, and blueprint reading, plus project management through a Penn State certificate program. He has progressively served the industry as a technician, facilities manager, project manager, property manager, and vendor market manager. Born in the Dominican Republic, Hector speaks fluent Spanish, which lets him connect with Spanish-speaking residents and Pros, a real advantage in this industry.
WHAT LOCAL ACTUALLY MEANS
Why Tampa Turns Are Different
Metro Tampa rental coordination has its own rhythm. Year-round subtropical humidity, hurricane-season scheduling, coastal salt-air wear, insurance inspections, plus USF, MacDill, and snowbird demand all shape how a turn should be scoped and sequenced.
Year-round demand with summer, student, and PCS peaks
Tampa demand runs all year, but it concentrates May through August around the Hillsborough and Pinellas school calendars, USF’s August move-in churn in New Tampa and Temple Terrace, and MacDill Air Force Base PCS-cycle turnover in South Tampa. A snowbird overlay runs October through April. A unit ready by midsummer catches the deepest pool.
Humidity, hurricanes, salt air, and insurance inspections
Subtropical humidity makes mold and mildew remediation and HVAC and dehumidification staging part of every turn. Hurricane season from June through November compresses roof, soffit, and exterior trades into spring, and coastal salt air accelerates exterior-hardware wear on Pinellas County stock. Insurance-driven four-point and wind-mitigation inspections often gate re-lease, so they get built into the punch list early.
Pre-1978 intown stock and lead-paint rules
Tampa neighborhoods with significant pre-1978 stock include Seminole Heights (1920s craftsman homes), Hyde Park (1900s to 1920s bungalows), the Ybor City historic core, Tampa Heights, Riverside Heights, and older sections of West Tampa and East Tampa. EPA RRP rules apply to any disturbance over 6 square feet interior or 20 square feet exterior.
MacDill, USF, and the healthcare cluster
MacDill Air Force Base drives PCS-cycle turnover in South Tampa, USF concentrates August move-in churn in New Tampa and Temple Terrace, and the healthcare cluster anchored by Tampa General, Moffitt Cancer Center, and BayCare keeps professional demand steady year-round. Snowbird inflow from October through April adds furnished and short-stay product in South Tampa and Davis Islands. 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 Tampa
SERVICES COVERED IN TAMPA
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 TAMPA RENTAL PORTFOLIOS
Single-Family, Multifamily, or Both
Make-ready services for residential rental properties across metro Tampa, at the scale and pace your leasing calendar demands.
Tampa Single-Family Rentals
Scattered portfolios from Seminole Heights and Hyde Park bungalows to New Tampa, Brandon, and Wesley Chapel subdivisions. Same workflow per door regardless of build year or finish level, with lead-paint scoping baked into the pre-1978 intown stock.
Tampa Multifamily
From Channel District and Westshore mid-rises to garden-style communities around Brandon, Carrollwood, and Wesley Chapel. Stacked-schedule turns sequenced so HVAC, paint, and flooring don’t fight each other for the unit.
LOCAL COVERAGE
Make-Ready Coverage Across Tampa
From intown Tampa neighborhoods like Hyde Park, Seminole Heights, and Ybor City out to St. Petersburg, Brandon, Carrollwood, and Wesley Chapel, spanning Hillsborough, Pinellas, Pasco, and Hernando counties.
Hillsborough County, FL
Pinellas County, FL
Pasco County, FL
Hernando County, FL
Coverage spans major ZIP codes across Hillsborough, Pinellas, Pasco, and Hernando counties, including 33602, 33603, 33604, 33605, 33606, 33609, 33611, 33612, 33613, 33614, 33616, 33617, 33618, 33619, 33629, 33647, 33510, 33511, 33701, and 33702.
FREQUENTLY ASKED
Tampa Make-Ready Questions
How quickly can a Lula field manager start on a new Tampa make-ready?
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Most Tampa 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 Tampa?
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Most Tampa SFR turns price between $2,000 and $5,000 depending on scope, with paint, flooring, cleaning, and humidity-driven mold and HVAC work 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 Tampa?
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Metro Tampa rents average around $2,000 a month, which works out to roughly $67 per day in lost rent per door. A turn that takes two weeks longer than it should is about $940 per door in foregone income.
Do you cover Tampa and St. Petersburg, or the suburbs too?
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Both. Coverage runs from intown neighborhoods like Hyde Park, Seminole Heights, and Ybor City out to suburban submarkets including St. Petersburg, Clearwater, Brandon, Carrollwood, Wesley Chapel, and Land O Lakes, spanning Hillsborough, Pinellas, Pasco, and Hernando counties.
How does flat-rate pricing work for Tampa 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 older Tampa homes?
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Yes. Many homes in Seminole Heights, Hyde Park, Ybor City, Tampa Heights, and older West and East Tampa pre-date 1978 and fall under EPA RRP lead-safe rules, which apply to any disturbance over 6 square feet interior or 20 square feet exterior. Your field manager scopes any disturbance to painted surfaces with proper containment from the start.
When is peak SFR turnover season in metro Tampa?
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Demand runs year-round, but it peaks May through August with the Hillsborough and Pinellas school calendars, USF’s August move-in churn, and MacDill PCS-cycle turnover, with a snowbird overlay from October through April. Your field manager stacks crews across these windows to keep turn times consistent.
Which Tampa counties do you cover?
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Hillsborough, Pinellas, Pasco, and Hernando. Major submarkets include Hyde Park, Seminole Heights, Channel District, Westshore, South Tampa, Davis Islands, Ybor City, New Tampa, Temple Terrace, Brandon, Carrollwood, St. Petersburg, Clearwater, and Wesley Chapel.
Do you handle both single-family and multifamily Tampa turns?
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Yes. Scattered SFR portfolios across metro Tampa and multifamily lease-ups in the Channel District, Westshore, downtown, and the USF area all use the same workflow, with one field manager coordinating across multiple buildings or units.
GET STARTED
Ready to Hand Off Your Next Tampa Turn?
Talk to your local Tampa field manager. We’ll walk a unit, scope the punch list, and send a flat-rate quote within 48 hours.
Make Ready Service
