Repositioning · Phased work · The math
For owners and asset managers
Planning a bigger scope? Repositioning, phased work in occupied buildings, common areas and pools — with the math in front of it.
What is this turn actually worth?
Two numbers decide whether a scope is worth doing: what you stop losing in vacant days, and how long the rent premium takes to pay the scope back. Put your own figures in.
Payback is the scope cost divided by the monthly premium, at turnover. Vacancy recovered is the days you did not lose, at the new rent.
Oregon note: the rent premium applies at turnover, on a new lease. Sitting tenants are covered by the state cap — 9.5% in 2026.
Illustrative defaults. They are here to show the shape of the calculation. Your numbers replace them on the walk.
The four conversations we have with owners
Repositioning a building
Interiors, corridors and the entry, planned as a sequence rather than a list. We phase it around your vacancy pipeline so the building keeps earning while it changes.
Phased work in occupied buildings
Unit by unit as they come vacant, with the corridor clean every night. The work is invisible to the residents who stayed.
Common areas
The cheapest way to change how a building feels, and nobody has to move out for it. What we take on.
Pools that cost more than they earn
Fill, cap and convert, with a payback you can put in front of a partner. Pool decommissions.
Why owners keep us
We are employee-owned, so the person patching your drywall at four on a Friday has a stake in whether you call again. We only do multifamily, so nobody on the crew is learning your building on your money. And we were property managers first — the reason this company exists is that we could not find a contractor who understood what a turn actually is.
What owners say
Three portfolios, in their words
“A reliable solution when my crew has too much work. Consistent, professional, no excuses.”Dan O’Neill · owner, 500 apartment units
“Always at reasonable prices with great execution and speed. 45 full apartment renovations completed.”Arie van Gemeren · multifamily investor
“Bee has done a superb job remodeling and handling our apartment turnovers, saving us time to focus on growing the portfolio.”Wes Mahler · Mahler Family Holdings
4.9 average on 69 Google reviews, September 2026.
Let’s walk your properties together.
No pressure, just a conversation about your portfolio. Bring one building or bring the whole list.