OLIVER EFFECTS
CEDAR HILL, TX • DALLAS–FORT WORTH

Premium
Property Maintenance

Oliver Effects provides high-end property maintenance, contractor support, turn services, repairs, painting, drywall, lawn care, and finish work for property managers, investors, builders, and premium residential clients.

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Created For Good Works

Oliver Effects was built on the belief that skilled work is more than labor — it is stewardship, service, and purpose. Every repair, renovation, turn, and maintenance project is handled with the standard that good work should leave a lasting mark. We serve property owners, investors, contractors, and managers with craftsmanship rooted in integrity, discipline, and excellence.

Created for good works, Oliver Effects exists to restore, maintain, and improve properties with dependable service that honors both the client and the craft.

Premium Property Maintenance & Turn Services

Package A — Full Turn

  • Complete patch & paint
  • Replace light fixtures
  • Replace electrical outlets
  • Replace door knobs
  • Replace blinds
  • Replace bathroom vanity
  • Replace medicine cabinet
1BR: $1,600–$2,200
2BR: $1,800–$2,300
3BR: $2,000–$2,500

Package B — Standard Turn

  • Complete patch & paint
  • Replace light fixtures
  • Replace door knobs
  • Replace blinds
  • Replace bathroom vanity
1BR: $1,400–$2,000
2BR: $1,600–$2,100
3BR: $1,800–$2,300

Package C — Light Turn

  • Patch & touch-up paint
  • Replace light fixture
  • Replace blinds
1BR: $1,200–$1,600
2BR: $1,400–$1,900
3BR: $1,600–$2,100

A La Carte Services

Plumbing

Leaking faucet, angle stops, supply lines, sink, toilet, tub, and small repair support.

Electrical / Install

Outlets, light fixtures, blinds, door hardware, bathroom vanities, and punch-list installations.

Lawn Care Services

Weekly and biweekly mowing, edging, trimming, and cleanup. See current starting labor rates in the Service Pricing section below.

Service Pricing

Browse our homeowner service price list. These are starting labor prices for standard conditions; materials and applicable fees are additional. Estimated times are approximate on-site service windows, not guaranteed completion times; scope, access, conditions, drying/curing, and return visits may affect scheduling. Final quotes depend on inspection. Bundled pricing may apply.

Plumbing & Bathroom 15 services
Garbage disposal replacement$225Estimated time: 1–2 hours
Kitchen faucet replacement$225Estimated time: 1–2 hours
Bathroom faucet replacement$175Estimated time: 45–90 minutes
Toilet replacement$275Estimated time: 1.5–2.5 hours
Toilet fill valve$125Estimated time: 30–60 minutes
Toilet seat$85Estimated time: 15–30 minutes
Exterior spigot$275Estimated time: 1–3 hours
Shower cartridgeFrom $225Estimated time: 1–3 hours
Showerhead$95Estimated time: 20–45 minutes
Bidet attachment$125Estimated time: 30–60 minutes
Tub drain shoeFrom $225Estimated time: 1.5–3 hours
P-trap replacementFrom $135Estimated time: 45–90 minutes
Single vanityFrom $400Estimated time: 2–4 hours
Double vanityFrom $650Estimated time: 3–6 hours
Tub or shower recaulkingFrom $175Estimated time: 2–4 hours plus curing
Lighting & Fixtures 12 services
Outlet replacement*$125Estimated time: 30–60 minutes
GFCI outlet*$150Estimated time: 45–90 minutes
Light switch*$125Estimated time: 30–60 minutes
Dimmer switch*$150Estimated time: 30–60 minutes
Light fixture*$175Estimated time: 45–90 minutes
Pendant light*From $175Estimated time: 45–90 minutes
Recessed LED*$125Estimated time: 45–90 minutes each
Ceiling fan*From $225Estimated time: 1.5–3 hours
Battery smoke detector$85Estimated time: 20–40 minutes
Six smoke detectors$375Estimated time: 1–2 hours
Security camera mounting$150Estimated time: 45–90 minutes
Secure loose camera$125Estimated time: 20–45 minutes
Drywall & Painting 14 services
Small drywall patch under 6 in.$175Estimated time: 1–2 hours plus drying
Medium drywall patch 6–12 in.$250Estimated time: 2–3 hours plus drying
Large drywall patch 12–24 in.$350Estimated time: 3–5 hours plus drying
Ceiling drywall repairFrom $300Estimated time: 3–6 hours plus drying
Drywall tape repairFrom $250Estimated time: 2–4 hours plus drying
Texture matchingFrom $150Estimated time: 1–3 hours plus drying
Wallpaper removal, small bathroomFrom $400Estimated time: 4–8 hours or more
Bedroom walls paintingFrom $450Estimated time: 4–7 hours plus drying
Living room walls paintingFrom $650Estimated time: 5–8 hours plus drying
Bathroom walls paintingFrom $350Estimated time: 3–5 hours plus drying
Bedroom ceiling paintingFrom $275Estimated time: 3–5 hours plus drying
Interior door painting, both sides$175Estimated time: 2–4 hours plus drying
Accent wall paintingFrom $225Estimated time: 2–4 hours plus drying
Minor wall touch-upsFrom $150Estimated time: 1–2 hours plus drying
Doors, Trim & Carpentry 12 services
Interior door slab$275Estimated time: 1.5–3 hours
Prehung interior doorFrom $425Estimated time: 3–5 hours
Exterior doorFrom $600Estimated time: 4–8 hours
Door knob$95Estimated time: 30–60 minutes
Smart lock$175Estimated time: 45–90 minutes
Sticking door adjustment$125Estimated time: 30–90 minutes
Door frame repairFrom $225Estimated time: 2–5 hours
Door weatherstripping$150Estimated time: 45–90 minutes
Baseboard repair up to 4 ft.$175Estimated time: 1–2 hours
Floor transition$125Estimated time: 45–90 minutes
Small floor repairFrom $250Estimated time: 2–5 hours
Wood post section repairFrom $450Estimated time: 2–5 hours
Shelves, Blinds & Mounting 12 services
Floating shelf$150 eachEstimated time: 45–90 minutes
Three floating shelves$400Estimated time: 2–4 hours
Cabinet removalFrom $175Estimated time: 1–3 hours
Cabinet handle$35 eachEstimated time: 15–30 minutes each
Drawer repairFrom $150Estimated time: 45–120 minutes
Window blind$100 eachEstimated time: 30–60 minutes
Five blinds$400Estimated time: 2–4 hours
Curtain rod$100Estimated time: 30–60 minutes
TV mounting up to 55 in.$175Estimated time: 1–2 hours
Bathroom mirrorFrom $175Estimated time: 1–2 hours
Towel bar$95Estimated time: 30–60 minutes
Medicine cabinetFrom $175Estimated time: 1–2 hours
Outdoor & Property Care 12 services
Five fence pickets$225Estimated time: 1–2 hours
Fence panelFrom $350Estimated time: 2–4 hours
Wood gate repairFrom $175Estimated time: 2–5 hours
Small fallen limb cut & haulFrom $225Estimated time: 1–3 hours
Trash haulingFrom $350Estimated time: 1–4 hours; varies by load
Leaf cleanup & haulingFrom $175Estimated time: 2–5 hours
Mulch removalFrom $175Estimated time: 1–3 hours
Mulch spreadingFrom $150Estimated time: 1–3 hours
Topsoil & seedingFrom $175Estimated time: 2–4 hours
Small yard mowingFrom $55Estimated time: 30–60 minutes
Medium yard mowingFrom $75Estimated time: 45–90 minutes
Driveway pressure washFrom $175Estimated time: 2–4 hours
Rental & Make-Ready 8 services
Minor maintenance visitFrom $175Estimated time: 1–3 hours
Half-day punch list$400Estimated time: Up to 4 hours
Full-day punch list$750Estimated time: Up to 8 hours
Rental inspection$125Estimated time: 1–2 hours
One-bedroom make-readyFrom $850Estimated time: 1–3 working days
Two-bedroom make-readyFrom $1,200Estimated time: 2–4 working days
Move-out haulingFrom $350Estimated time: 2–6 hours; varies by load
Pre-listing repair visitFrom $175Estimated time: 2–4 hours

*Electrical work only where legally permitted or through appropriately licensed contractors.

For a personalized estimate, request service or call/text (310) 706-5443.

On-Site Estimate Policy

Professional assessments. Clear pricing. No surprises.

Your $40 Consultation Fee Is Credited Toward Your Project

Oliver Effects charges a $40 on-site estimate fee for a scheduled property walkthrough. During the visit, we assess the requested work, discuss your needs, and prepare pricing based on the project scope.

When you hire Oliver Effects for the quoted work, the full $40 you've paid for the estimate is applied as a credit toward that project's total. You are not charged the estimate fee a second time.

Quoted project total$300
Previously paid estimate fee credit−$40
Remaining balance for completed work$260

The $40 covers the scheduled on-site assessment. The credit applies to the work covered by that estimate when you proceed with Oliver Effects. Additional services or changes in scope are quoted separately. The estimate is not a guarantee of final pricing if site conditions or requested work change.

Request an On-Site Estimate

Request Service

Ready for move-in ready units? Request service from Oliver Effects for property turns, contractor support, maintenance repairs, lawn care, and professional finish work.

Service Standards: 24-hour maintenance response policy • 72 hours to begin work • emergency response available separately.

Contact Oliver Effects

Trevor Oliver
Call: (310) 706-5443
Email: OliverEffects20@gmail.com
Website: olivereffectstx.com
Location: Cedar Hill, Texas

Serving Dallas • Cedar Hill • Duncanville • DeSoto • Arlington • Grand Prairie • DFW Metroplex