Kitchens · Baths · Floors · Lighting
Renovations & upgrades
Value-add work scoped to what the building actually rents for. Sometimes the right answer is the cheap tier.
Three tiers for a 2BR
We scope to the building’s rent band, not to a catalog. Over-improving a unit is the most expensive mistake in this business, and it does not show up until re-lease.
Good
Paint throughout, LVP in the wet areas, new fixtures and hardware, deep clean.
Targets the unit that just needs to look cared for.Better
Full LVP, resurfaced bath surround, new counters, lighting package, appliances as needed.
Targets a unit competing with newer stock down the street.Best
New cabinets and counters, full bath, all appliances, lighting package, doors and hardware.
Targets a repositioning, usually run in phases across a building.We’ll tell you which tier your building supports. Sometimes that’s Good.
What we actually do inside the unit
Kitchens
Cabinet replacement or refacing, laminate and quartz counters, sinks and faucets, tile and panel backsplash, appliance packages with haul-away.
Baths
Tub and surround resurfacing, full surround replacement, vanities, toilets, fixtures, exhaust fans, flooring.
Floors
Glue-down and click LVP, carpet and pad, transitions and base. Glue-down where the slab and the traffic call for it.
Lighting, heat and power
Fixture packages, Cadet heater upgrades, panel upgrades, GFCI and smoke and CO compliance.
Recent unit work
Phased work in an occupied building
Most value-add money gets spent in buildings that are full. We work unit by unit as they come vacant, keep the corridor clean at the end of every day, and stage material where it isn’t in a resident’s way. Notice and access are yours; the schedule is ours to hold.
What we need to phase it
- Your vacancy pipeline for the next 90 days.
- The rent band you’re targeting at re-lease.
- Who signs off on a change, and how fast.
- Any unit that must stay occupied through the work.
Let’s walk your properties together.
No pressure, just a conversation about your portfolio. We’ll tell you which tier each building supports and what it costs to get there.