Dallas County · Dallas–Fort Worth · Unit turns, value-add & amenities
Apartment Renovation Contractor in Dallas
Dallas holds one of the deepest pools of renovation-grade apartment stock in the country. The garden-style communities built through the 1960s, 70s and 80s across Vickery Meadow, Lake Highlands and Pleasant Grove are the properties trading on value-add business plans, and they are the ones we are most often called into. Because our office sits inside Dallas County, crews reach a Dallas site as a daily drive rather than a travel job.
What Apartment Renovation Costs in Dallas
Per-unit ranges at 2026 pricing. Most Dallas projects land in the full classic-to-premium band. Where a specific project falls depends on unit size, the condition of plumbing and electrical behind the walls, and how much of the scope requires a permit.
| Scope | Per unit | What it includes |
|---|---|---|
| Standard unit turn | $1,500–$4,000 | Paint, flooring, appliance swap-out, hardware, punch and make-ready cleaning. |
| Light value-add | $5,000–$12,000 | Resurfaced or replaced counters, cabinet fronts, lighting and plumbing fixtures, flooring throughout. |
| Full classic-to-premiummost common here | $12,000–$25,000 | New cabinets and counters, full appliance package, flooring, lighting, fixtures, and often a reconfigured kitchen or bath. |
Ranges reflect completed work across Texas, Oklahoma and Arkansas. A walked scope on your specific property replaces these ranges with a fixed number.
What Makes Dallas Different
Renovation scope is not portable between markets. Building stock, permitting and weather all change what the right scope is, and these are the factors that drive it in Dallas.
The building stock
Predominantly two- and three-story walk-up garden product on slab, wood-framed, with individually metered units and exterior corridor access. A large share was delivered between 1965 and 1985, which means original cast-iron or galvanized drain lines, aluminum branch wiring in some 1970s buildings, and single-pane windows are live scope questions rather than theoretical ones.
Why owners renovate here
Dallas rents have outrun the finish level of the older stock, so the spread between a classic unit and a renovated one in the same community frequently justifies a full interior scope. Ownership turnover is high, and a large share of our Dallas work begins within ninety days of a property changing hands.
Permitting in Dallas
Permits run through City of Dallas Development Services. Like-for-like cosmetic work generally does not require one, but any change to electrical, plumbing or mechanical does, and Dallas reviews those as separate trade permits. Reconfiguring a kitchen or bath wall almost always pulls a building permit and lengthens the front end of the schedule, so we file at the portfolio level wherever the scope repeats rather than unit by unit.
Weather and code drivers
Dallas sits in one of the most active hail corridors in the United States, so roof age and impact rating come up on nearly every exterior scope. The February 2021 freeze left a long tail of pipe-burst repairs, and insulating exposed lines in breezeways and attics is now standard on our Dallas turns rather than an upgrade.
Dallas Submarkets We Work In
We work throughout Dallas and Dallas County. These are the submarkets where most of the renovation-grade multifamily stock sits.
- Vickery Meadow
- Lake Highlands
- Pleasant Grove
- Oak Cliff
- Far North Dallas
- Bachman Lake / Northwest Dallas
- Casa View
Our office at 740 E Campbell Rd in Richardson is inside Dallas County, so Dallas work carries no travel premium or per diem.
What We Are Called In To Do
The scopes Dallas owners and asset managers bring us most often.
- Classic-to-premium interior renovations on 1970s and 80s garden stock
- Rolling unit turns on occupied assets with no resident displacement
- Clubhouse, leasing office and fitness amenity repositioning
- Breezeway, stair tread and handrail rebuilds to current code
- Post-freeze pipe insulation and supply line replacement
200+
Communities renovated
Across TX, OK & AR
12,000+
Units completed
And counting since 2018
98.4%
On-time delivery
Across multifamily projects
Zero
Resident displacement
Phased rotation, every job
Dallas Multifamily Renovation Questions
A standard make-ready turn runs roughly $1,500–$4,000 per unit. A light value-add package — counters, cabinet fronts, fixtures and flooring — typically lands between $5,000 and $12,000. A full classic-to-premium interior with new cabinets, counters, appliances and lighting generally runs $12,000–$25,000 per unit. Dallas projects most often land in that full range, because the rent spread between a classic and a renovated unit supports it. Unit size and how much plumbing moves drive the number within each band.
Cosmetic like-for-like work such as paint, flooring and cabinet fronts generally does not. Anything that alters electrical, plumbing or mechanical systems does, and City of Dallas Development Services issues those as separate trade permits. Moving a wall or reconfiguring a kitchen or bath pulls a building permit as well. Where the same scope repeats across many units we file at the portfolio level, which is considerably faster than filing unit by unit.
Yes, and it is how most of our Dallas work is done. We renovate on a phased rotation, taking down a block of vacant units at a time and moving through the property as leases roll. Residents are not displaced, the leasing office keeps a renovated unit available to show, and construction stays inside a defined work zone with its own access and dust control.
A standard make-ready is a matter of days. A full renovation with new cabinets and counters typically runs four to six weeks from vacancy to rent-ready, and materials lead time drives more of that window than labor does. On portfolio work we stage cabinets and appliances ahead of the schedule so the crew is never waiting on a delivery.
All of them, with the heaviest concentration in Vickery Meadow, Lake Highlands, Pleasant Grove, Oak Cliff and Far North Dallas, where most of the renovation-grade garden stock sits. Our office is at 740 E Campbell Rd in Richardson, inside Dallas County, so there is no travel premium on Dallas work.
Multifamily Renovation in Other Cities
We also renovate throughout Dallas–Fort Worth.
Pricing a Dallas Renovation?
Send the unit count, the vintage and what you are trying to achieve on rent. A project manager walks the property and returns a scope and budget within one business day — not a form letter.