Multifamily property services
We turn units and finish them ready to lease.
A family crew out of San Antonio handling make-ready turns, surface resurfacing, paint, maintenance, and turn cleaning — so one call covers the whole unit instead of four vendors and four schedules.
Why property managers call us
One vendor for the whole turn
Resurfacing, paint, punch, and the final clean come from the same crew. Nobody is waiting on somebody else's schedule, and there is one number to call when something is off.
Built around your turn deadlines
We schedule to your move-out and move-in dates, not ours. If a unit has to be ready Friday, that is the date we work to.
Completion photos every time
Every completed unit comes back with photos attached to the invoice, so you can approve without walking it first.
Family owned and accountable
Four members of one family, more than thirty years of combined South Texas trade experience. The people who quote the work are the people who do it.
Scope of work
What we do, and what we don't.
Straight answers up front save everyone a site visit. Here is the full list, including the work we decline.
Services
Make-ready turnovers
Complete unit turns priced by bedroom count, coordinated to your leasing calendar.
- Punch list and repairs
- Paint and touch-up
- Fixture, hardware, and blind replacement
- Final clean and lease-ready walk
Surface resurfacing
Refinishing in place instead of replacement — days of downtime instead of weeks, at a fraction of the cost.
- Bathtubs and shower pans
- Tile surrounds
- Kitchen and vanity countertops
- Chip and crack repair
Painting
Interior and exterior work at unit and building scale.
- Full interior repaints
- Trim, doors, and cabinets
- Common areas and hallways
- Exterior touch-up and railings
General maintenance
Hourly work with a reduced rate when we are batching multiple units in one trip.
- Drywall repair and texture
- Doors, locks, and hardware
- Fixtures and minor plumbing
- Punch and warranty items
Cleaning
Turn cleans sized to the unit, plus post-construction cleanup after our own work or another trade's.
- Move-out and turn cleans
- Post-construction detail
- Appliance and cabinet interiors
How a turn runs
Five steps, in order-
Scope walk
We walk the unit with your list, photograph what we find, and flag anything beyond the original scope before we start rather than after.
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Written quote
A line-item quote with taxable and non-taxable charges kept on separate lines, so your accounting does not have to unpick a lump sum.
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Repairs and surfaces
Punch items, drywall, and resurfacing go first, in the order that lets each stage cure before the next crew touches it.
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Paint and finish
Repaint, trim, hardware, and fixtures. Nothing gets painted over a repair that has not been checked.
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Final clean and photos
Turn clean, a lease-ready walk against the original scope, and completion photos delivered with the invoice.
Scope boundaries
- Make-ready turnovers
- Tub, tile, and countertop resurfacing
- Interior and exterior painting
- Drywall, doors, hardware, fixtures
- Punch lists and warranty items
- Turn and post-construction cleaning
- Mold assessment or remediation
- Asbestos abatement
- Lead abatement
- Insurance-claim water, fire, or storm restoration
On older buildings. Lead-based paint is a concern in buildings built before 1978, and asbestos-containing materials in buildings built before 1980. On any property in that range we ask for the year built and, where applicable, the existing asbestos survey in writing before we disturb a surface. We do not abate — but we will not sand or scrape into something without knowing what is under it.
Rates
How we price the work.
Every property runs different unit types, finishes, and turn volume, so the full rate card goes out with your quote rather than posted here. Here is exactly how each service is measured — ask and we will send the current sheet the same day.
Pricing structure
| Make-ready turns | Flat rate by bedroom count. One price covering the standard turn scope. Anything outside it is quoted separately before we start. |
|---|---|
| Resurfacing | Per fixture or per surface. Tub, surround, and countertop are each priced individually and can be ordered on their own. |
| Paint-only turns | Flat rate by bedroom count. Full repaint of wall surfaces, booked without the cleaning and repair scope. |
| Painting | Per unit or per square foot, depending on whether it is a turn repaint or a building-scale job. |
| General maintenance | Hourly, with a reduced batch rate when we are working several units in the same trip. |
| Cleaning | Flat rate by unit size. Post-construction cleans are quoted on scope. |
| Recurring agreements | Negotiated by portfolio size. Standing turn volume and multi-property agreements get their own schedule. |
What a quote includes
Line items, not lump sums
Labor and materials are listed separately, and taxable charges are never bundled onto the same line as non-taxable ones. Your AP department can code it without calling us.
Scope in writing
The quote states what is included and what is not. If we find something on the walk that changes the number, you hear it before we start work, not on the invoice.
No charge for the walk
Scope walks and written quotes are free. We would rather spend an hour getting the number right than argue about it later.
For accounts payable
Vendor setup and billing.
Everything your accounting team needs to open a vendor record, in one place. Send us your onboarding packet and we will return it the same week.
Vendor record
| Legal entity name | Maldonado Restoration & Trades LLC |
|---|---|
| Entity type | Texas limited liability company |
| Assumed name / DBA | None. Invoice and pay to the legal name above. |
| Taxpayer ID | Provided on the signed W-9, returned with your vendor packet. |
| Billing contact | Julian Maldonado · service@maldonadotrades.com · 210-201-5583 |
| Payment terms | Net 30 — full invoice amount due 30 calendar days from invoice date. Balances unpaid 45 days after invoice date accrue 1.5% per month (18% per year). |
| Accepted payment | Check or ACH. |
| Insurance | General liability and commercial umbrella in force. Certificate of insurance issued on request, with your entity named as certificate holder and additional insured where your agreement requires it. |
| Workers compensation | Subscriber. Certificate available on request. |
| Vendor credentialing | We will complete Compliance Depot, NetVendor, or your platform of choice at your request. |
How we invoice
One invoice per work order
Each invoice references your work order or PO number and the specific unit, so it can be coded to the right property without a phone call.
Taxable and non-taxable separated
Texas treats residential and commercial repair labor differently, and cleaning differently again. We keep those charges on separate lines rather than bundling them, so your tax coding matches the work.
Photos attached
Completion photos come with the invoice, so approval does not depend on someone walking the unit first.
Questions go to one person
Billing questions are handled by Julian directly. You will not be routed through a dispatcher.
Exemption certificates. If your property or ownership entity holds a Texas sales and use tax exemption or resale certificate, send it with the vendor packet and we will apply it from the first invoice rather than crediting it back later.
Get in touch
Tell us what needs turning.
Call for anything time-sensitive. Email works best for bid packages, vendor onboarding, and multi-unit scopes.
What to include in a request
Property and unit
Property name, address, and unit number or count. If it is a batch of turns, the unit list is enough to start.
Scope and deadline
What needs doing and the date it has to be lease-ready. If there is a punch list or turn sheet, send it as-is.
Year built
We ask on every property. Anything before 1980 changes how we prepare surfaces, and we would rather know at quoting than at the wall.
Access
How we get keys or codes, and whether the unit is occupied. Occupied units get scheduled differently.