The Austin Property Manager’s Make-Ready Checklist: What to Fix Between Tenants

Jason Inoue
5 days ago
3 min read

In a market like Austin, TX, vacancy time is expensive.

Every extra day a unit sits unrented costs property managers money, creates owner friction, and adds pressure to turn units fast without cutting corners.

That’s why successful Austin property managers rely on repeatable make-ready systems, not guesswork.

Below is a field-tested make-ready checklist based on the most common rental turnover repairs we see across single-family rentals, duplexes, and multifamily properties in Austin.

Why Make-Ready Matters in Austin

Austin rentals face unique challenges:

Extreme heat
Sudden storms and hail
Aging housing stock
High tenant turnover in certain neighborhoods

Skipping steps or delaying repairs often leads to:

Failed inspections
Slower leasing
Emergency calls during occupancy
Higher long-term repair costs

A disciplined make-ready process prevents all of that.

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The Austin Property Manager’s Make-Ready Checklist

1. Roof & Exterior Inspection (Start Here)

Before interior work begins, always inspect the exterior.

Check for:

Missing or lifted shingles
Hail or storm damage
Soft decking or sagging areas
Damaged flashing and penetrations
Fascia and soffit rot

Why it matters: Roof issues ignored during make-ready often become emergency leaks during tenant occupancy, the most expensive time to fix them.

2. Gutters, Drainage & Water Management

Inspect and address:

Clogged or sagging gutters
Improper downspout discharge
Standing water near foundations
Soil erosion near the structure

Austin-specific risk: Poor drainage can accelerate foundation movement, siding rot, and interior moisture issues.

3. Interior Walls, Ceilings & Paint

Typical make-ready repairs include:

Nail holes and drywall damage
Stress cracks from settling
Water stains (address the cause, not just the stain)
Full repaint vs touch-up decisions

Pro tip: Fresh, neutral paint remains one of the highest ROI make-ready upgrades for faster leasing.

4. Flooring & Trim

Evaluate:

Carpet wear and odors
Vinyl plank separation or lifting
Tile cracks
Damaged baseboards and door trim

Make-ready rule: If flooring looks tired in photos, it will sit longer on the market — even if it’s “technically fine.”

5. Doors, Windows & Hardware

Check functionality and security:

Sticking or misaligned doors
Broken locks or handles
Window seals and screens
Sliding door tracks

These are common inspection failures and frequent tenant complaints if overlooked.

6. Kitchens & Bathrooms (Wear Zones)

Focus areas:

Leaking faucets or drains
Failed caulking and grout
Cabinet damage
Loose fixtures
Ventilation issues

Why this matters: Bathrooms and kitchens age faster than any other space and tenants judge the entire unit by them.

7. Fencing, Gates & Exterior Structures

In Austin, fences take a beating from heat, moisture, and storms.

Inspect for:

Leaning posts
Broken pickets
Gate alignment issues
Safety hazards

Exterior appearance directly impacts curb appeal and lease speed.

Read more about Residential Services Here.

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Make-Ready vs Renovation: Know the Difference

Make-ready focuses on:

Functionality
Safety
Appearance
Speed to market

Renovation focuses on:

Rent increases
Long-term asset value
Design upgrades

The key is knowing when make-ready becomes renovation and budgeting accordingly.

Final Thought: Systems Beat Scramble Every Time

The best Austin property managers don’t rely on memory or emergencies.

They rely on:

Consistent checklists
Trusted vendors
Clear timelines
Preventative inspections

A structured make-ready process means:

Faster turns
Fewer surprises
Happier owners
Less stress for your team

Need Help With Make-Ready in Austin?

Fine Finish Construction partners with Austin property managers and owners to handle make-ready repairs efficiently, from roofing and exterior work to interior finishes.

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