Managing NM rentals? I deliver portfolio-scheduled independent roof inspections — pre-tenant baseline, post-tenant comparison, annual maintenance, and defensible tenant-damage documentation. Volume pricing, per-property PDF, and no roofing bid attached.
Portfolio scheduling with rolling annual walks
Pre-tenant baseline photo record + post-tenant comparison walk
Tenant damage tagging: wear vs event vs tenant-caused (defensible)
Annual maintenance inspection for warranty compliance across the portfolio
Volume pricing starting at 5 properties
24-hour urgent-finding flag with photo evidence
Portfolio intake — address list + preferred turnaround window. Per-property walk (residential) or commercial protocol (>10k sq ft or flat systems). Standard per-property deliverable: photo grid, findings, remaining life, repair scope with NM market pricing, urgency flag (routine / 12-month / immediate). Pre-tenant baseline: full slope photo record with timestamps for move-in file. Post-tenant walk: side-by-side comparison to baseline, any damage tagged wear / event / tenant-caused with defensible photo evidence. Annual portfolio summary for owner reporting. Rolling schedule maintained — I remind you when properties are due.
Property management firms with residential or small-commercial NM portfolios. Single-family rental investors with 3+ properties. Short-term rental operators (Airbnb, Vrbo) needing turnover-timed inspections. Building owners with mixed tenant types across a portfolio. Property managers documenting tenant damage for deposit disputes.
Portfolio walks — $199–$299 per property (residential) Volume discount — 15% at 5+ properties, 25% at 15+, negotiated at 40+ Commercial / flat systems — $499+ per building Pre-tenant baseline photo record — $149 Post-tenant comparison + damage tagging — $199 Annual portfolio summary — included at 5+ properties Most management firms budget $1k–$8k/mo depending on portfolio size and cadence. Independent damage documentation typically holds up in deposit disputes 95%+ of the time.
Yes — I work with several NM property management firms on rolling annual schedules. You give me the address list and turnaround window; I sequence the walks, deliver per-property reports, and flag anything urgent within 24 hours. Volume pricing kicks in at 5+ properties.
Objectively. Every finding is tagged wear vs event vs tenant-caused with photo evidence and a defensible cause-of-loss explanation. That's what you need for tenant deposit disputes, insurance claims, or owner disclosures — an independent third-party opinion, not the roofer who wants the repair contract.
Pre-tenant baseline (photos of every slope at move-in), post-tenant walk (comparison to baseline with any damage tagged), and a two-sided PDF summary suitable for tenant screening files or lease renewal decisions. Timestamped, GPS-tagged, and legally defensible if a dispute goes to small claims.
Yearly punch-list + service-life estimate.
Pre-listing & buyer due-diligence reports.
Reserve study + per-unit documentation.
Party-wall + shared-roof attribution.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.