This agreement governs the relationship between Quick Make Readys (Contractor) and the signing property representative (Client). Please read all sections carefully before signing.
This Service Agreement ("Agreement") is entered into between Quick Make Readys, a sole proprietorship operated by Derek Ryan, located in Norman, Oklahoma ("Contractor"), and the property management representative identified in the signature block below ("Client").
Contractor's contact information: Phone/Text: (405) 561-2969 | Email: [email protected]
Contractor agrees to perform apartment make-ready and unit turn services as selected by Client for the unit(s) identified in the signature block. Services may include, but are not limited to: caulking (bathroom, countertops, baseboards, window seals), drywall patching (nail holes and damage up to fist-size), touch-up painting, appliance diagnosis and replacement, replacement of existing switches/outlets/ceiling fans/light fixtures, carpet vacuuming and cleaning, air filter replacement and accessible coil cleaning, minor plumbing repairs (under-sink leaks, toilet parts replacement), blind replacement, and trash-out services.
Walk-Through Option: If Client requests a walk-through inspection prior to work, all items to be addressed must be clearly accessible. Contractor will document and provide a punch list of items observed. Client must confirm the scope before work begins.
Important: Contractor provides labor and tools only. Client/Property is solely responsible for supplying all materials, parts, and supplies required for each service requested. If required materials are not present in the unit at the time of service, that specific service will not be performed during that visit and no reduction in the agreed rate shall apply unless rescheduled by mutual agreement.
Client acknowledges and agrees that Contractor is not a licensed electrician, licensed plumber, or licensed HVAC/mechanical contractor under Oklahoma law. All work performed by Contractor is limited to the following:
Client acknowledges that by engaging Contractor for the above-described services, Client is not relying on Contractor to perform work that requires a license under Oklahoma law, and that Contractor has clearly disclosed the limitations of the services offered.
All materials, parts, supplies, and equipment required for any service are the sole responsibility of the Client/Property. Contractor provides labor and tools only. This includes, without limitation: caulking, drywall mud and tape, paint, appliance parts, carpet cleaning machines, replacement blinds, electrical parts (switches, outlets, fixtures, fans), plumbing parts (toilet internals, faucet hardware), air filters, and any on-site dumpster required for trash-out services.
Contractor shall not be responsible for the quality, fitness, or suitability of any materials supplied by Client. Any defects, failures, or issues arising from materials supplied by Client are the sole responsibility of Client. Contractor warrants labor quality only.
Payment is due in full upon completion of each unit — same day the work is finished. There are no net payment terms, invoicing delays, or deferred payment arrangements. When Contractor completes the unit and both parties sign the completion checklist, payment is collected at that time.
Accepted payment methods: cash, check, Venmo, Cash App, Zelle, or other mutually agreed electronic transfer. Client agrees that failure to pay upon completion constitutes a material breach of this Agreement and entitles Contractor to pursue all available legal remedies including but not limited to small claims court in Cleveland County, Oklahoma.
Pricing: 1 Bedroom / 1 Bathroom — $700 flat rate. 2 Bedroom / 2 Bathroom — $1,000 flat rate. Multi-unit discounts available by prior written agreement. Pricing is the same regardless of time of day, day of week, or holiday scheduling.
Upon completion of each unit, Contractor will provide a written completion checklist documenting every item inspected and every service performed during the visit. Both Contractor and an authorized Client representative must sign the completion checklist before payment is collected. The signed checklist serves as confirmation that the scope of work was completed as agreed and that the unit was accepted by Client in its completed state.
Client's signature on the completion checklist constitutes acceptance of the work performed and releases Contractor from any claims related to the services listed on that checklist, except for claims arising from Contractor's gross negligence or willful misconduct.
PLEASE READ THIS SECTION CAREFULLY. IT AFFECTS YOUR LEGAL RIGHTS.
A. Personal Injury Waiver: Client, on behalf of itself and its agents, employees, officers, and assigns, hereby waives, releases, and forever discharges Contractor from any and all claims, demands, actions, or causes of action arising from or related to any personal injury, bodily harm, illness, or death sustained by Contractor while performing services on Client's property, except in cases of gross negligence or intentional misconduct on the part of Client or Client's agents.
B. Property Condition: Client represents and warrants that the property and unit(s) are in a reasonably safe condition for Contractor to perform the requested services. Client acknowledges that Contractor is entering the property voluntarily as an independent contractor and assumes ordinary risks associated with maintenance and repair work. Client agrees to notify Contractor of any known hazards, unsafe conditions, or environmental concerns (including but not limited to mold, asbestos, pest infestation, or structural instability) prior to Contractor entering the unit.
C. Limitation of Liability: In no event shall Contractor be liable to Client for any indirect, incidental, consequential, special, or punitive damages arising out of or related to the services performed under this Agreement. Contractor's total liability to Client for any claim arising under this Agreement shall not exceed the total amount paid by Client for the specific unit in which the claim arose.
D. Pre-Existing Conditions: Contractor shall not be liable for any pre-existing damage, defects, or conditions discovered during the performance of services. If Contractor discovers a pre-existing condition that affects the scope of work, Contractor will notify Client before proceeding.
Client agrees to indemnify, defend, and hold harmless Contractor and Contractor's heirs, successors, and assigns from and against any and all claims, losses, damages, liabilities, costs, and expenses (including reasonable attorney's fees) arising out of or related to: (a) any defect in materials supplied by Client; (b) any pre-existing condition of the property; (c) Client's failure to disclose known hazards; (d) any claim by a third party arising from Client's use of the completed work; or (e) any violation of applicable law by Client.
Contractor carries general liability insurance. Upon request, Contractor will provide a certificate of insurance prior to commencement of work. Client acknowledges that Contractor's insurance covers Contractor's operations and does not extend to cover Client's property, Client's employees, or third-party claims unrelated to Contractor's direct actions.
Contractor is an independent contractor and not an employee of Client. Contractor is solely responsible for all applicable taxes, workers' compensation (if applicable), and other obligations arising from Contractor's self-employment status.
Contractor is an independent contractor and not an employee, agent, partner, or joint venturer of Client. Contractor retains full control over the means and methods of performing the services described herein. Nothing in this Agreement shall be construed to create an employment relationship between the parties. Contractor is not entitled to any employee benefits from Client, including but not limited to health insurance, retirement benefits, or paid leave.
Contractor does not pull building permits. Client is solely responsible for determining whether any permits are required for the requested services and for obtaining such permits prior to commencement of work. Contractor performs maintenance and replacement work consistent with applicable Oklahoma statutory exemptions and does not represent that all work will meet local building code requirements for new construction or major renovation.
This Agreement shall be governed by and construed in accordance with the laws of the State of Oklahoma. Any dispute arising under this Agreement shall first be subject to good-faith negotiation between the parties. If negotiation fails, disputes shall be resolved in the appropriate court of Cleveland County, Oklahoma. The prevailing party in any legal action shall be entitled to recover reasonable attorney's fees and costs.
This Agreement constitutes the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior negotiations, representations, warranties, and understandings. This Agreement may only be modified by a written amendment signed by both parties. If any provision of this Agreement is found to be unenforceable, the remaining provisions shall continue in full force and effect.