How we work
How a job runs, from inspection to handover
Five steps, the same on every job, from a single tap washer to a full unit refurbishment. Built so you can trust a quotation before you have met the builder.
- Inspect and photograph. We attend the property and record its actual condition, room by room, against the brief you issued.
- Quote in two parts. Your scope of works priced on its own, anything we find on site priced separately.
- Schedule and coordinate. We book and sequence the trades. You deal with one person throughout.
- Complete with evidence. Photographic record and compliance certificates attached to the job.
- Hand over with 90-day defects liability. Every invoice reconciles line by line to what was quoted.
Most maintenance disputes are not about workmanship. They are about a price that moved, a variation nobody approved, a certificate that never arrived, or an invoice that cannot be reconciled against what was quoted. The method below is designed to remove all four.
The five steps
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Inspection and photographic condition report
We attend the property and record its actual condition, room by room and photograph by photograph, against the brief you issued. Nothing is quoted from a description alone.
What you receive: a dated photographic record of the property as we found it. On vacant properties this also protects you: it establishes condition at the point of handover to us, which matters if a dispute over tenant damage or prior works arises later.
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Itemised quotation, priced from a published schedule of rates
Every quotation is built from our published rate schedule, with the cost build-up shown rather than hidden inside a lump sum. And it is issued in two clearly separated parts.
- Part one: your scope of works. The items you asked for, itemised and totalled on their own.
- Part two: recommended additional works. Anything we found beyond your brief, priced individually. Approve all, some or none.
- Both parts are totalled separately and together, so the cost of each decision is visible before you commit.
What happens when an item cannot be responsibly priced yet
Where an item cannot be responsibly priced until something is confirmed, for example whether a left-behind appliance is your asset or abandoned goods, we say so and leave it unpriced rather than guessing.
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Scheduling and trade coordination under one point of contact
Once you approve, we book the trades and run the sequence. You deal with the same director for the life of the job, not with the painter, then the plumber, then the electrician.
Trades are sequenced so the property is not sitting idle between visits: strip-out and repairs, then plumbing and electrical, then painting, then flooring and window furnishings, then final clean. On vacancy bundles the same sequence runs across multiple properties in parallel.
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Completion with evidence attached
The work is completed, and the record of it is assembled as we go rather than reconstructed afterwards when someone asks.
- Photographic evidence of completed works
- Timesheets recorded against quoted hours
- Supplier documentation for materials and installed products
- Compliance certificates where the works require them: Certificates of Electrical Safety and plumbing compliance certificates
- Written record of any variation, with the approval that authorised it
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Handover and 90-day defects liability
The property is handed back ready to let or ready to occupy, with the documentation pack supplied as part of completion rather than on request.
Every completed job carries a 90-day defects liability period. If something within our scope needs attention in that window, we return and rectify it at our cost.
Why it is built this way
Because you have to justify the decision to someone else
Recommending a contractor means defending that recommendation to a manager, a board, a funder or an auditor. Our documentation is built to make that defence straightforward.
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Every invoice reconciles to a quote
Line for line, with any variation traceable to a written approval.
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Every job has a photographic record
Before and after, dated, available if a claim or dispute arises later.
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Every regulated work has a certificate
Issued by the trade that performed the work, supplied at handover.
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Every rate can be checked
Against the same published schedule used on your last job and your next one.
You are not only comparing prices
The cheapest quote is easy to justify, right up until something goes wrong. What a board, an auditor or a funding body actually asks is why this contractor, at this price, was the right call, and whether the answer is on paper. That is the question our documentation is built to answer.
See it on a real property
Send us one vacancy. You will get the inspection report, the two-part quotation and the handover pack, and you can judge the method on a single job before committing to anything larger.