Capabilities
Everything a large apartment asset needs, under one contract
Interiors, exteriors, systems and site. We scope it, price it, permit it, build it and hand it back ready to lease — on properties where people are still living through the work.
01 · Unit renovations
Turn programs built for volume, not one-off apartments
The economics of a repositioning live or die on unit turns. We run them as a production line: standardized finish packages by unit type, materials staged ahead of crews, and a published calendar leasing can sell against.
- Full kitchen packages — cabinetry, counters, tile, sinks, appliances and electrical
- Bathroom packages — tub and surround or tile shower, vanity, fixtures, exhaust, flooring
- Luxury vinyl plank, carpet and tile flooring throughout
- Drywall repair, skim coat, full-unit paint, trim, doors and hardware
- Lighting, devices, smoke and CO detection brought to current code
- In-unit laundry additions, closet build-outs and layout changes where the stack allows
- Smart-home rough-in — locks, thermostats, leak sensors and access control
02 · Common areas & amenities
The spaces that decide whether a tour becomes a lease
A prospect forms an opinion in the first ninety seconds — in the parking lot, the lobby and the corridor. Those are the cheapest square feet in the building to fix and the most expensive to ignore.
- Lobbies, vestibules, mail rooms and package systems
- Corridors — flooring, lighting, wall protection, signage and unit entry doors
- Leasing offices and model units
- Laundry rooms, fitness rooms, community rooms and lounges
- Stairwells, elevator cabs and lobbies
- Site work — parking, walkways, lighting, fencing, dumpster enclosures and landscaping
- Exterior signage, monument signs and property identity
03 · Building envelope
Stop the water, then spend money on the inside
Interior work on a leaking building is money set on fire. Envelope scopes come first in every sequence we write, and we will tell you plainly when a budget needs to move there.
- Flat and pitched roof replacement, coatings, flashing and drainage
- Masonry restoration, tuckpointing, lintel replacement and spall repair
- Window and sliding-door replacement, including full-building programs
- Siding, soffit, fascia and gutter systems
- Balcony, porch, stair and railing rebuilds
- Below-grade waterproofing, foundation repair and site drainage
- Insulation and air-sealing to cut common-area and in-unit energy load
04 · Mechanical, electrical & plumbing
The scopes that quietly eat an operating budget
Boiler failures, undersized services and failing risers do not show up on a tour — they show up on the P&L and in the maintenance queue. We plan them with the same rigor as the visible work.
- Boiler and hot-water system replacement, hydronic distribution and controls
- HVAC replacement — PTAC, mini-split, furnace and rooftop units
- Electrical service upgrades, panel replacement and unit metering
- Domestic water, waste and vent riser replacement
- Fire alarm, sprinkler and life-safety system work
- Common-area and exterior lighting conversions to LED
All electrical, plumbing, HVAC and hydronics work is performed by contractors holding the applicable Ohio specialty licenses and the required local registrations.
05 · Full revitalization
Taking a whole asset up a class
When the plan is not a refresh but a repositioning, every scope above runs as one program on one schedule under one contract.
Whole-property programs
Interiors, exteriors, systems, site and identity delivered in a coordinated sequence so each trade hands off cleanly to the next.
Adaptive reuse
Older commercial and mixed-use buildings converted to residential, including historic structures with preservation constraints.
Distressed and deferred assets
Properties with years of neglect, open code violations or partial vacancy brought back to a leasable, compliant, insurable standard.
06 · Preconstruction
Numbers you can underwrite, before you commit
Most renovation budgets fail at the assumption stage, not the execution stage. We would rather spend two weeks getting the scope right than twelve months arguing about change orders.
- Walk-throughs and property condition assessments, unit-type sampling included
- Line-item scope development with unit-type pricing
- Hard-cost budgets with clearly stated allowances, exclusions and contingency
- Schedule modeling against the leasing calendar and turn targets
- Value engineering — where to spend for rent premium and where not to
- Due-diligence support for assets under contract
How we contract
We will recommend the structure that fits the risk in the scope — and say so if you are asking for the wrong one.
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A
Lump sum
Defined scope, known conditions. Best for unit programs and common-area packages where the unknowns are small.
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B
Guaranteed maximum price
Repositioning work with conditions behind the walls. Open-book buyout, carried contingency, savings shared.
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C
Unit pricing
Rolling turn programs. A fixed price per unit type, drawn down as units are released to us.
How we run a site
Occupied-property standards
These are not courtesies. On an occupied renovation they are the difference between a renewal and a notice to vacate.
Written resident notice
Advance notice of unit entry, water and power interruptions, and noisy work — coordinated with management and delivered on the property's own template.
Defined work hours
Noise-generating work kept inside agreed windows. No jackhammers at 7 a.m. above an occupied bedroom.
Dust and debris control
Containment at the work area, protected corridors and elevators, and daily clean-down of all shared paths of travel.
Secured units and materials
Key control, locked storage, and no tools or materials left in common areas overnight.
Maintained egress
Exits, stairwells and fire-protection systems kept in service, with any impairment planned, approved and time-limited.
Single point of contact
One superintendent whose number management actually has, and who answers it.
Compliance and safety
Work is performed under an OSHA-compliant site safety program. On pre-1978 buildings, work that disturbs paint is handled under the EPA Renovation, Repair and Painting rule using certified renovators and lead-safe work practices. Asbestos and other regulated materials are surveyed before demolition and abated by licensed specialty contractors under separate permit. Building permits are pulled in the jurisdiction of record, and inspections are scheduled and closed out as part of our scope — not left to the owner.
Have an asset that needs to be brought back?
Send us the rent roll, a capital-needs summary or just the address. We will walk it, scope it and give you a number you can underwrite.