| Service | Sub Rate | Scope / Notes |
|---|---|---|
| Rent Ready VisitFixed | $125 | Flat per visit · 1–1.5 hrs · Rekey + smoke/CO detectors + air filters + GFI test + toilet seat + door stops + light inspection |
| Drywall — Level 1Fixed | $60 | Nail holes, small dings, hairline cracks · no texture required · prime + paint blend not included |
| Drywall — Level 2Fixed | $135 | Medium holes up to 6" · texture match required (knockdown / orange peel / skip trowel) · prime included |
| Drywall — Level 3Fixed | $275 | Section replacement · full texture match · sand, prime, feather edges · allow 24–48 hrs dry time |
| Blind InstallationFixed | $10 / blind | GHP supplies blind · vendor installs only · standard 2" faux wood horizontal · per window |
| Trip Charge / Service CallEst. | $0 | No trip charge for work within service area — included in job rate |
| Unit Size | Sub Rate | Scope / Notes |
|---|---|---|
| Studio / 1BREst. | $100–$120 | Full vacancy deep clean · kitchen, bath, all surfaces, floors · avg ~500–650 sqft |
| 2BR / 1BAEst. | $130–$150 | Full vacancy deep clean · all rooms · avg ~800–950 sqft |
| 3BR / 2BAEst. | $175–$200 | Full vacancy deep clean · avg ~1,100–1,300 sqft · two bathrooms |
| 4BR / 2BAEst. | $230–$260 | Full vacancy deep clean · avg ~1,500–1,800 sqft · two full bathrooms |
| 5BR+TBD | Negotiate | Quote per unit — sq footage and layout vary too much for flat rate |
| Garage / Patio Add-OnEst. | $30–$50 | If debris removal and sweep requested on garage or covered patio — confirm per vendor |
| Service / Unit Size | Sub Rate | Scope / Notes |
|---|---|---|
| Carpet Steam — 1BREst. | $60–$80 | Bedroom + living area carpet · truck-mount preferred · pre-treat included |
| Carpet Steam — 2BREst. | $85–$110 | All carpet areas · pre-treat included · dry time note in photos |
| Carpet Steam — 3BREst. | $120–$150 | All carpet areas · pre-treat included |
| Carpet Steam — 4BREst. | $160–$195 | All carpet areas · pre-treat included · confirm sq footage at booking |
| Tile Steam — Per RoomEst. | $45–$65 | Per tiled room (kitchen or bathroom) · grout cleaning included · avg ~80–150 sqft/room |
| Tile Steam — Full UnitEst. | $120–$165 | All tile surfaces in unit · kitchen + all bathrooms · confirm per vendor |
| Service | Sub Rate | Scope / Notes |
|---|---|---|
| Carpet Install — Labor OnlyEst. | ~$0.35/sqft | GHP supplies carpet + pad · vendor installs · 1BR ~$175 · 2BR ~$245 · 3BR ~$332 |
| Carpet — Supply + InstallEst. | ~$2.15/sqft | Vendor supplies rental-grade carpet + pad + installs · solution-dyed nylon or 20–28oz polyester · 1BR ~$1,075 · 2BR ~$1,505 · 3BR ~$2,042 |
| LVP/LVT Install — Labor OnlyEst. | ~$1.25/sqft | GHP supplies LVP/LVT · vendor installs · includes subfloor prep and transitions |
| LVP/LVT — Supply + InstallEst. | ~$3.50/sqft | Vendor supplies 6–8mm LVP + installs · rental-grade commercial · transitions + baseboard reinstall included |
| Old Carpet Removal + HaulEst. | $50–$100 | Per unit · haul same day · included in supply+install rate if vendor supplies material |
| Subfloor Repair — MinorEst. | $75–$150 | Squeak repair, minor soft spots · not included in standard install rate |
| Unit Size | Sub Rate | Scope / Notes |
|---|---|---|
| 1BR / 1BAEst. | $800–$950 | All walls, ceilings, doors, trim · two coats · primer on patches · avg ~650 sqft |
| 2BR / 1–2BAFixed | $1,125 | All walls, ceilings, doors, trim · two coats · primer on patches · avg ~900–1,000 sqft |
| 3BR / 2BAFixed | $1,525 | All walls, ceilings, doors, trim · two coats · primer on patches · avg ~1,100–1,300 sqft |
| 4BR / 2BAFixed | $1,925 | All walls, ceilings, doors, trim · two coats · primer on patches · avg ~1,500–1,800 sqft |
| 5BR+TBD | Negotiate | Quote per unit — confirm with sub before PM approval |
| Accent Wall / Single RoomEst. | $150–$250 | One room only · all surfaces in that room · per PM request only (not standard scope) |
| Term | Detail |
|---|---|
| Payment Method | ACH direct deposit only — no cash, checks, Venmo, Zelle, or cash apps |
| Invoice Timing | Invoice must be submitted same day job is completed — no next-day invoicing |
| Standard Pay Cycle | Net 15–17 days from PM payment receipt · Rent Ready and cleaning typically faster (net 5–7 days) |
| Paint / Flooring | Net 15–17 days from PM final payment — sub carries material float for this window |
| Photo Requirement | Before + after photos required on every job — invoices without photos will not be processed |
| Disputes | Disputed work or callbacks must be resolved before invoice is paid — no partial payments on disputed jobs |
This Subcontractor Agreement ("Agreement") is entered into as of ____________, 2026, between Great Home Pro LLC, an Arizona limited liability company ("Company"), and ____________________________ ("Subcontractor"), an individual or business entity operating under the name ____________________________.
Subcontractor is an independent contractor and not an employee, agent, or partner of the Company. Subcontractor is solely responsible for all taxes, insurance, workers' compensation, and compliance obligations arising from work performed under this Agreement. The Company will not withhold taxes from payments made to Subcontractor. Subcontractor will receive IRS Form 1099 at year end for all amounts paid of $600 or more.
Subcontractor agrees to perform property turnover services for the Company as assigned on a job-by-job basis. Services may include, but are not limited to: Rent Ready inspections and repairs, vacancy cleaning, drywall repair, blind installation, flooring cleaning and replacement, and interior painting ("Services"). Each job will be assigned via written scope specifying the property address, required tasks, and completion deadline. Subcontractor must confirm receipt of each job scope before beginning work.
All work must be completed per the written scope provided by the Company. Subcontractor must:
Before and after photographs are required on every job without exception. Photos must be submitted with or before the invoice. Invoices submitted without photo documentation will not be processed until photos are received. Photo quality must clearly document the condition of the work area before work began and after work is completed.
Subcontractor agrees to return and correct, at no additional charge, any work that does not meet the written scope or that is reported as deficient by the property manager client within 72 hours of job completion. Repeated quality failures or refusal to return for callbacks will result in removal from the Company's active vendor roster.
Subcontractor will be compensated at the rates specified in the Rate Sheet attached as Exhibit A, which is incorporated by reference. Rates are per occurrence unless otherwise noted. Payment will be made via ACH direct deposit. Subcontractor must provide routing and account information to receive payment. The Company will not issue payment by cash, check, Venmo, Zelle, or any cash app.
Standard payment cycle: net 15–17 days from Company's receipt of payment from the property manager client. Rent Ready and cleaning services are typically processed faster (net 5–7 days). For painting and flooring replacement services, Subcontractor acknowledges that payment will be made after the Company receives final payment from the property manager, and Subcontractor must be able to carry material costs for this window.
Disputed invoices or jobs with outstanding callbacks will be held until resolution. The Company is not obligated to pay for work that does not meet the written scope or that requires redo at the Company's expense.
Subcontractor must maintain general liability insurance with minimum coverage of $1,000,000 per occurrence and $2,000,000 aggregate at all times during this Agreement. A current Certificate of Insurance (COI) must be on file with the Company before Subcontractor begins any work. Subcontractor must notify the Company immediately if coverage lapses. An expired COI will result in immediate suspension of work assignments until a current COI is provided.
Subcontractor is responsible for maintaining all licenses required by Arizona law for the services performed. An Arizona Registrar of Contractors (ROC) license is required for any single project with a total value exceeding $1,000. Subcontractor represents that it holds all required licenses and will notify the Company immediately of any license suspension or change in status.
Subcontractor acknowledges that the Company's property manager client list and business relationships constitute confidential information. Subcontractor agrees not to:
These obligations survive termination of this Agreement for a period of 24 months.
Subcontractor has no authority to bind the Company to any agreement, quote additional work, or represent itself as an employee or partner of the Company. All client communication must flow through the Company unless explicitly authorized in writing.
Either party may terminate this Agreement at any time, with or without cause, upon written notice (including text message or email) to the other party. Termination does not affect the Company's obligation to pay for work completed and accepted prior to termination. Subcontractor's confidentiality and non-solicitation obligations survive termination as described in Section 9.
This Agreement is governed by the laws of the State of Arizona. Any dispute arising out of this Agreement will be resolved in Maricopa County, Arizona.
This Agreement, together with the attached Rate Sheet (Exhibit A), constitutes the entire agreement between the parties and supersedes all prior discussions or agreements. This Agreement may be amended only by written agreement signed by both parties.
Rates are as specified in the current Great Home Pro Vendor Rate Sheet, available at internal.greathomepro.com/vendor-agreement. The Rate Sheet is updated periodically and Subcontractor will be notified in writing of any rate changes at least 7 days before they take effect.