For agents & sellers
An inspection report is not a scope of work.
Inspection addendums translated line by line, pre-listing punch lists finished before the photos, and an honest read on what's not worth fixing.
The situation
Why this is harder than it should be
It is a list of observations by someone paid to be conservative. Some lines are genuine defects, some are notes about age, and some are boilerplate that appears in every report an inspector writes. Pricing all of it as repair work is how sellers spend thousands on things no buyer was ever going to ask about.
Somebody has to translate each line into what actually needs to happen, what it costs, and whether it requires a licensed trade. Most sellers attempt that translation themselves, get a few items wrong, and then discover on day nine of a fourteen-day repair period that item seventeen needs an electrician who cannot come until next month.
We work repair lists as one project with one point of contact, and every line comes back marked. You get something you can hand to the other side.
- The report and the addendum are different documentsRepair addendums are negotiated. Working from the full inspection report instead of the agreed addendum means paying for items nobody asked you to fix.
- Licensed trades are the schedule bottleneckIf item nine needs an electrician, that call should have gone out the day the report arrived. Run in sequence instead of parallel, and the licensed trade's calendar becomes your closing date.
- Sellers spend on the wrong thingsMoney goes into cosmetic upgrades while the item that actually affects buyer confidence — a door that will not latch, a stain nobody has explained — sits there doing damage.
- Nobody will put it in writingThe buyer's agent wants documentation of what was done. A verbal from a contractor is not that, and assembling it after the fact is a scramble.
What you get
How we work with you
- Line-by-line disposition, in writingEach item marked: in scope, out of scope with a direction to the right trade, or not actually a defect. Sent back before any work starts, so you can cut items or route them in parallel.
- Told which items to skipFrequently the most valuable part of the exchange. Cheap and high-impact versus expensive and invisible is a distinction worth having before you commit a budget.
- Pre-listing work finished before photographyThe listing photos are wide-angle and well lit, which is exactly the condition under which wall damage and crooked fixtures show worst. Better to be finished before the shoot than to fix it after an offer.
- Completion documentation you can hand overWhat was done, what was routed to a licensed trade, and what was not a defect. That document is usually what the other side actually wants.
Situations
What this looks like in practice
Not a feature list — the actual shapes these jobs take.
The addendum landed and closing is in fourteen days
Send it the day you get it. We disposition every line within a day so licensed trades can be called immediately rather than after the handyman work is finished.
Listing next month
A walk-through with honest priorities, work completed before photography, and an exterior that makes the listing photo worth clicking. Book two to three weeks out.
Your seller is overspending
Send us the plan. We will tell you which line items buyers in this market actually respond to and which are money you will not see again. Agents usually already know — this is a second voice saying it.
Final walkthrough found something
Compressed timeline work when the schedule allows. If it is not achievable we say so immediately rather than agreeing and missing it.
Estate or inherited property going to market
Cleanout, haul-off, repair list and exterior prep run as one project on a property nobody has lived in for a while.
We will not sign off on an inspection item that requires a licensed trade, and you should be wary of anyone who offers to. Items in licensed categories need documentation from that licensed contractor — a handyman letter does not substitute and it can create a genuine problem at closing. We also will not conceal a defect. Painting over an active stain is a disclosure problem for your seller and an ethical one for us.
Services
What realtors & sellers send us most
Punch Lists
Inspection repair addendums, pre-listing punch lists, builder walkthrough items and turnover lists worked through and closed out as one project.
Pre-Listing Prep
The small defects a buyer, agent, photographer or inspector will notice — handled before the photos, with an honest read on what's worth spending on.
Drywall Repair
Drywall patching that disappears — nail pops, anchor holes, door dings, water-damaged sections and texture matching that actually matches.
Doors & Hardware
Doors that stick, latches that miss, hinges that sag, locks that bind — diagnosed properly and adjusted rather than replaced by default.
Caulk & Touch-Up
Failed caulk removed and replaced properly, plus honest advice on when touch-up paint will work and when it will look worse.
Pressure Washing
Driveways, walks, patios, decks, fences and siding cleaned at pressures the surface can survive — soft wash where pressure would do damage.
Mulch & Bed Cleanup
Beds cleaned out, edged and mulched at the right depth — the highest-impact curb appeal work per dollar, and the easiest to do badly.
Junk Removal
Garage, shed, attic and whole-property cleanouts — sorted for donation and recycling where possible, hauled out, and the space left swept.
Questions
Realtors & Sellers — common questions
How fast can you turn an inspection addendum?
Can you give me something to send the buyer's agent?
Do you work directly with my seller?
The report has forty items. Do we have to do all of them?
Can you work on a property before closing?
Do you have a preferred-vendor arrangement for agents?
Also for
Other people who send us lists
Homeowners
For the list that has been growing for two years. Eleven unrelated small things, batched into one visit instead of a year of good intentions.
Landlords & PMs
Turnovers run as one scheduled block against a real move-in date, with condition documented before anything gets repaired.
Small Business
Non-licensed punch-list maintenance for restaurants, offices, shops and salons — scheduled around your hours, not ours.
STR Hosts
Turnover damage caught before a guest photographs it, seasonal deep make-readies, and work that fits between bookings.
Where we work
Next step
Working with realtors & sellers? Send the list and we'll tell you what's realistic.
Photos, notes, an inspection report, a screenshot of your notes app — whatever you have. We read every one and reply with a straight answer, including the parts we're not the right fit for.