Condo and HOA repair, Greater Boston
We walk your buildings, write one scope sheet for every item and keep the year's maintenance on a single calendar. Trustees and managers get the paper before the meeting, not after it.
The annual program
Each bar is work that gets its own scope sheet, written before the work and signed off by your board. The bars follow a New England year, so masonry waits for mild weather and hallways wait for winter.
Roofs, brick, porches and drains after the freeze and thaw. A photo report and a scope sheet for each finding.
Mar-Apr
Loose posts, rot at the base and rail heights written up, with repairs set before summer use.
Apr-Jun
Cleared and flushed in spring and again after the leaves are down.
Apr-May, Nov
Mortar and sealant need mild, dry days, so these scope sheets queue for the warm months.
May-Oct
Membranes, flashing, chimney caps and roof drains, repaired on dry days.
May-Sep
Sash, sills, thresholds and closers, one opening at a time.
Jun-Sep
A second look before winter at roof edges, flashing, drains and entry thresholds.
Oct-Nov
Indoor work for the months the outside cannot be touched: paint, treads, flooring, doors and lighting.
Nov-Mar
Report an active leak or an ice dam and we schedule a visit, look at the roof edge and write up what we find.
Dec-Mar
Plans
The price is per building, per year, and rises with the number of units. Your proposal states it.
Two walk-throughs a year, and a scope sheet for everything we find.
The walk-throughs plus hours set aside for the small repairs that come up.
Four walk-throughs, a larger bank of hours and leak visits booked ahead of scheduled work.
This is a maintenance program, not insurance, and not a reserve study: it finds and fixes upkeep items, it does not pay for storm, fire or water damage, and it does not replace your master policy. Either side can cancel with 30 days' written notice, and any prepaid quarter not yet used is refunded.
What the walk-through looks at
Every walk-through goes the same way. Each numbered item on this photo is a line on the scope sheet, with its own photo, its own fix and its own price.
Cracked or rusted lintels, loose sills and failed sealant where the frame meets the brick.
Open mortar joints and spalled bricks, marked on an elevation drawing.
Hollow-sounding mortar, efflorescence and stains that point to a leak behind.
Posts set in loose stone, rails that move and heights against the building code.
Settled treads, cracked nosings and joints that let water into the base of the wall.
What we repair
Each has its own page with what is included, what is not and what moves the price.
Flat and pitched roofs: membranes, flashing, drains, chimney caps and roof edges.
Read the scopeStairwells, vestibules and shared rooms: paint, treads, flooring and trim.
Read the scopeThe office and crew leads
Fifteen people, six of them below. The coordinator is your board's contact from the first call to the close-out.
Owner and president
Runs the firm and meets every board at the first walk-through.
Estimator and scope-sheet writer
Writes each sheet: what, where, why now, access, noise and what is left out.
Program coordinator
The board's day-to-day contact: schedules, owner notices and board packets.
Masonry foreman
Leads pointing, brick and lintel repair and parapet work.
Carpentry and porch lead
Repairs porches, stairs, guards, sash and trim.
Roofing and sheet-metal lead
Leads membrane, flashing, drain and gutter work.
“The scope sheet for our rear porches went into the board packet as written. Nobody on the board had to ask what the line items meant.”
“I manage nine buildings. Having every building's repairs on one calendar, with the notice letters drafted, saves me a morning every week.”
“They told us the roof didn't need replacing yet, wrote up the two seams that did, and the trustees voted on exactly that.”
Sample reviews.
For your records
The numbers below are samples the owner replaces. A certificate of insurance goes to your management company on request.
Construction Supervisor
MA CSL # 000000 · Massachusetts Department of Public Safety
Can pull building permits and supervise structural work
Home Improvement Contractor
MA HIC reg. # 000000 · Office of Consumer Affairs and Business Regulation
Registered for work on owner-occupied homes of one to four units
General liability and workers' compensation
A certificate goes to your management company on request
Certificate of insurance
Sent to your management company
A blank scope sheet
So your board can see the form first
Program terms
What is included, what is not, how to cancel
Where we work
Inside Route 128, by building. Enter a ZIP code to see whether it is on the list.
We don't take single-family houses, and we don't travel to Cape Cod, Worcester County or north of Revere.
One page for one repair: where it is, why it needs doing now, what we will do, what we won't, how we get access, what the noise and notice will be, and the price with what could change it. Your board can vote on it, file it and hand it to owners.
That depends on your master deed and bylaws, which set what the board may approve alone and above what amount. We write each scope sheet so the board can see which of its rules apply. We don't give legal advice.
We draft the notice with dates, hours, access and who to call, and your manager or board sends it. Nothing starts before owners have it in writing.
No. It is a program of walk-throughs and repair hours. Storm, fire and water damage belong with your master policy, and we say so on the proposal.
Not by itself. Federal lead rules cover paid work that disturbs paint in homes built before 1978, windows and demolition most of all. Most buildings we work on are older than that, so every scope sheet says how the work will be set up and cleaned, and which parts of the rule apply.
Active leaks and unsafe stairs: leave a message on the office line. It is checked on weekends.