Investment property rehabs
Full renovations for rentals, flips and whole-house remodels — demo to final coat of paint, under one contract. We write an itemized scope you can hold us to, pull the permits through the City of York or your borough/township codes office, run licensed plumbing and electrical alongside our own crews, and send photo updates so you don't have to drive to the property.
Landlords, flippers, and owners going all-in
- Buy-and-hold landlords — rent-ready rehabs and turnovers between tenants: patch, paint, flooring, kitchens and baths that hold up to tenant wear, and the make-ready punch list done in one mobilization.
- Flippers — scope built room by room to the finish level the comps call for. Good/better/best options on every line so you decide where the budget goes.
- Out-of-town and busy investors — you get a written schedule, progress photos from the site, and one person to text. You don't need to be in York to know where your project stands.
- Homeowners doing the whole house — the same crew and process, pointed at the house you live in.
Everything a rehab needs, one contract
Our own crews do the demo, framing, drywall, tile, flooring and paint. Licensed plumbers and electricians we work with on every job handle the permitted trade work — on our schedule and on our estimate, under one contract.
Gut & structure
- Demo and debris out
- Layout changes, framing, subfloor rebuilds
- Engineer-backed structural work where needed
Systems
- Plumbing — supply, drains, fixtures, water heaters
- Electrical — service, rewire, panels, lighting
- HVAC coordinated with a licensed mechanical contractor
Finishes
- Drywall, skim coat and paint — our home trade
- Kitchens, baths, tile, flooring, doors and trim
- Decks, entries and exterior paint
Permits run through the City of York or your borough/township codes office; each licensed trade pulls its own permit under our coordination. Roofing, siding and window replacement are done through trusted partners inside the same contract.
From walkthrough to rent-ready
Walkthrough
Bring your inspection report or punch list if you have one. We measure, check systems and structure, and talk finish levels against your numbers.
Itemized scope & price
A written, line-by-line scope — not one lump sum. Cut, add or upgrade lines before you sign; it's your budget.
Build in phases
Demo → structure → rough-in → inspections → drywall → finishes → punch-out. Milestone invoicing on larger jobs, progress photos as we go.
Walkthrough & close-out
We walk every room with you (or video-walk it if you're remote) and close the punch list before the final invoice. The defect-report window after completion is spelled out in your contract.
Turnovers that don't eat a month of rent
Between tenants, speed is the whole game. Send photos or a punch list and we'll price the make-ready — patch and paint, flooring, doors and hardware, caulk and seal, small plumbing and electrical fixes — and schedule it as one visit, not five.
Own more than one property? We'll keep your finish schedule on file (same paint colors, same LVP, same fixtures) so every unit turns over the same way without re-deciding anything.
Rehab FAQ
Can you work from my inspection report or scope of work?
Yes — send it before the walkthrough and we'll price against it line by line, flag anything the report missed, and tell you what isn't worth doing.
Do you handle permits and inspections?
Yes. Permits run through the City of York or your borough/township codes office, each licensed trade pulls its own permit, and we schedule and meet the inspections. You get copies of everything.
Can you hit a target budget?
We'd rather trim the scope with you than pad a number. The itemized estimate makes it easy: every line has a price, so you choose what stays, what waits, and where the finish level lands.
How do payments work on a bigger job?
A deposit to schedule, then milestone invoices tied to completed phases — you can see the work before each payment. Card, bank transfer, Zelle or cash.
I'm not local. How do I keep eyes on the job?
Written schedule up front, progress photos from the site, and one owner-level contact on text. Final walkthrough can be a video call.
Walk us through the property
Free walkthrough, itemized scope, straight answers about what the building needs — and what it doesn't.