Pre-Purchase Assessments
Property condition assessments for buyers and investors. Understand real capital exposure, remaining useful life, and deferred maintenance before your option period expires.
Acquisition & Disposition
Know what you're buying — before you close
The most expensive surprises in real estate are the ones found after closing. A roof with three years left, a drainage problem that's been quietly rotting a wall assembly, siding that needs full replacement rather than the patch the seller disclosed.
We perform pre-purchase property condition assessments that identify what a building actually needs, when it will need it, and what it will cost — so you can underwrite accurately, negotiate from a position of knowledge, or walk away with confidence.
On the sell side, we do the same work in reverse: identify what a buyer's inspector is going to flag, and help you decide what's worth correcting before you list versus what to price in. It's the difference between controlling the conversation and reacting to a retrade.
Services
How we consult
Engagements range from a single walkthrough to ongoing advisory across a portfolio. Consulting is a standalone service — you are never required to hire us for the construction work.
Pre-Sale Assessments
Find what a buyer's inspector will find, while you still have time to act. Correct what protects value, price in the rest, and avoid mid-escrow retrades.
Capital Planning & Budgeting
Multi-year capital plans for owners and boards. What the property needs, what it costs in today's dollars, and the right order to do it in.
HOA & Board Advisory
Independent guidance for HOA boards on reserve planning, assessment decisions, and major exterior projects — explained in terms a board can act on.
Contractor Vetting & Bid Leveling
License, insurance, bonding, financial capacity, and reference verification — plus apples-to-apples bid comparison so you can see where scopes actually differ.
Contractor-to-Contractor Support
Won a project beyond your current capacity? We partner with other contractors to execute work that exceeds their bandwidth, bonding, or self-perform capability.
Scope
What an assessment covers
Every engagement is scoped to the property and your decision timeline. A typical assessment addresses:
- Roof systems and remaining useful life
- Building envelope, siding and cladding
- Windows, doors and weatherproofing
- Drainage, grading and water management
- Structural and wood-rot conditions
- Balconies, stairs and walkways
- Site conditions, paving and fencing
- Deferred maintenance inventory
- Order-of-magnitude cost estimates
- Recommended sequencing and priority
The Cap Ex Difference
Why an owner's opinion is different
Most construction advice comes from someone whose income depends on you approving the work. Ours doesn't have to.
We've spent 19 years on the investment side of real estate and currently own or hold interests in more than 200 doors. We've hired the wrong contractor and paid for it. We've eaten the change order. We've owned the roof that got replaced five years too early because someone talked us into it.
That's why we'll tell you when something has life left in it, when a repair beats a replacement, and when the right answer is to bid the job to someone else. Being genuinely useful is worth more to us than one more contract.
Process
How an engagement works
01
Scope the question
We start with the decision you're trying to make — buy, sell, budget, or select a contractor. That determines what the engagement needs to cover and how fast.
02
Walk the property
We document existing conditions across the roof, envelope, drainage, structure, and site, with photographs and notes tied to specific locations.
03
Quantify it
Conditions become numbers: what needs attention now, what can wait, what it costs in today's dollars, and what happens if it's deferred.
04
Deliver and debrief
You get a written report and a conversation — not just a PDF. We walk you through the findings and answer questions in plain language.
05
Support the decision
Negotiating a purchase, presenting to a board, or evaluating bids — we stay available to support the decision the assessment was meant to inform.
FAQ
Consulting questions we get asked
What is a property condition assessment?
It's a documented walkthrough of a property's building systems — roof, envelope, drainage, structure, and site — that identifies existing conditions, estimates remaining useful life, and prices out what the property will realistically need and when. Buyers use it to understand capital exposure before closing. Sellers use it to fix what matters before going to market.
How fast can you turn around an assessment?
For most properties we can walk the site within a few business days and deliver a written report shortly after. If you're working against an option period or a closing date, tell us the deadline up front and we'll work to it.
Can you consult without doing the construction work?
Yes. Consulting and assessments are a standalone service. Plenty of clients hire us purely for an independent opinion and then bid the work out — that's a completely normal engagement and we'll tell you honestly if we're not the right contractor for the job.
Do you help HOA boards with reserve and capital budgeting?
Yes. We help boards understand what their buildings actually need over the next five to ten years, what it will cost in today's dollars, and how to sequence it — so assessments and reserve contributions are based on real numbers instead of guesses.
Can you help us vet and select a contractor?
Yes. We review licensing, insurance, bonding capacity, financial stability, and references, and we help you compare bids on an apples-to-apples basis so you can see where scopes differ rather than just which number is lowest.
We're a contractor who won a project we can't fully staff. Can you help?
Yes. We regularly partner with other contractors to execute work that's beyond their current bandwidth, bonding, or self-perform capability — either as a subcontractor or by providing project management. The relationship is confidential and the client relationship stays yours.
Let's talk about your property
Tell us what you're facing — a storm claim, a deferred maintenance backlog, or a capital plan you need scoped and budgeted. We'll walk the property and give you a straight answer.