The town, the closing or go-live date, and whatever you have: the inspection pages, a punch list, or photos. Text or email is fine.
2
Approve the quote
We walk the property for free, usually within a few days. Each item is priced on its own line, so the seller can approve some and skip others. When the pages are clear, we can quote from those before the walkthrough.
3
We finish the work
Occupied or vacant. For an empty listing, use the lockbox or the access you set up. You get the invoice and Job Report when we finish, and payment is due then.
What we take on
The work that holds up a closing
Listing preparation
Interior paint and touch-up
Drywall patches and nail pops
Doors that stick, rub or won’t latch
Trim, caulk and grout
Hardware, outlet covers and light fixtures (like for like)
Casings, baseboards, and shelf brackets
Inspection repairs
Rotted trim, steps and deck boards
Loose or missing handrails
Window and door adjustments
Toilets, vanities and faucets (like for like)
Smoke and CO alarms (battery, or hardwired like for like)
Caulking and weather-sealing
Turnovers
Make-ready painting between occupants
Patching holes from TVs and shelves
Fixing what movers dinged
Odds and ends from the final walkthrough
What we send to a licensed specialist
We replace existing fixtures like for like, such as a light, toilet, faucet, or smoke alarm.
New electrical, plumbing, or gas work, structural work, and larger renovations are reviewed
separately and may need a specialist. Those items are marked on the quote before anyone approves the work.
New wiring, circuits and panels
Gas, water heaters and new plumbing lines
Roofs, septic, wells and radon
Scraping or sanding old paint in homes built before 1978. That legally requires an EPA lead-safe certified firm, so we’ll tell you up front.
Vendor list
Put us on your vendor list
Send this once. We’ll reply with our contact details, a certificate of insurance for
your file, and the easiest way to send a list. Free to join. No referral fees, in either direction.
The details
Before you send a property
When is payment due?
Payment is due at completion. Payment from closing proceeds is available only for select clients and approved jobs, agreed in writing before work starts. The terms, including what happens if the closing is delayed, are written into the estimate.
Are you insured?
Yes. On request, we send a certificate of insurance with your brokerage listed as certificate holder.
Can you work a vacant listing?
Yes. Use the lockbox or whatever access you arrange. Photos come to you when we finish, so you don’t have to drive over to check.
How fast can a list get done?
Walkthroughs are free, usually within a few days. Small inspection lists are usually done within about a week of approval. Once we’ve seen the list and the closing date, we confirm the timing in writing.
What you can forward
Every finished job comes with an itemized invoice and a Job Report: photos, what we did, and the paint colors and materials, on one link. Your seller can share that link with the buyer’s side for re-inspection.
