About This Service
Sometimes the board knows exactly what it wants: the hallway carpet, the entry doors, the lighting in the parking garage. The money's set aside, and nobody has time to run it.
Just as often, nobody's sure what needs to happen first. The building is getting older, the reserve study is a few years out of date, and every owner has a different opinion. Either way, that's where we come in.
We walk the property and put the work in order: what's urgent, what can wait and what belongs in next year's budget. Then we run it. We scope it, price it, schedule it around residents and manage every trade. Our own crew does most of the work, and licensed partners we trust handle roofs, siding, HVAC and electrical under our contract. You make one call.
What's included
- A walk-through and a plain-language list of what needs attention, ranked by priority, if you don't already have one.
- A written scope, price and schedule for each project, ready for the board packet.
- A notice to residents before work starts, daily cleanup and a photo log, then a closeout report with photos, invoices and warranties the board can file with its minutes.
How We Work
Every job starts with a walk and ends with documentation. In between, you get one point of contact, a date you can plan around and updates before you have to ask.
Walk It and Set Priorities
We walk the property with the manager (and board members, if they'd like). If you already know the project, we scope it. If you don't, we tell you what needs attention and in what order.
Scope It for the Board
You get a written scope, price and schedule within 48 hours of the walk, ready for the board packet. Nothing starts until it's approved.
Run the Job
Residents get notice before we start. The Orange Crew does the work, manages every trade, cleans up daily and keeps a photo log. Surprises get priced before they get fixed.
Close It Out
A final walk-through, punch list and closeout report with photos, invoices and warranties for the board's records. Then we suggest what's next on the list.
Service Benefits
Boards want three answers: what actually needs doing, what it will cost, and proof the money was well spent. Our process is built around all three, and it works the same way for apartment and commercial owners. A recent example: a Minnetonka wellness studio needed lighting on two floors, new wiring and new carpet tile. We ran it as one project over Labor Day weekend so they never had to close, and our price came in about 20% below the competing bids.
- One point of contact for the manager and the board, however many trades are involved.
- A written scope and price before work starts, so the board approves a real number.
- Vendors we already know and trust, so you aren't chasing three bids for every trade.
- Documentation that holds up at the next board meeting, the next reserve study and the next sale.
Get in Touch
We make it easy.
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