Landlords and property managers get charged for repairs their preferred vendor recommends — with no way to verify. I give you independent condition data, capex-vs-opex classification for your CPA, and tenant-safety documentation that protects you from habitability claims. On a portfolio of 20+ units, the annual savings typically dwarf the report cost.
Deferred-maintenance mapping per property
Capex vs opex classification with IRS Section 263(a) reasoning
Tenant-safety documentation with dated photos
Vendor-invoice sanity check ('is this actually needed?')
Portfolio-level prioritization ranking
Written report formatted for insurance, tax, and habitability defense
Full walk per property with rental-landlord focus. Deferred-maintenance mapping with photo evidence and dates. Capex vs opex classification per IRS Section 263(a) unit-of-property tests. Tenant-safety and habitability documentation. Vendor-invoice sanity check against actual roof condition. Portfolio-level prioritization ranking (which properties get budget first). Written report formatted for insurance underwriting, tax filing, and habitability-defense evidence.
NM landlords with 1–100+ rental units (SFR, duplex, small multi-family). Property managers preparing owner-report packages. Real estate investors with disposition or refinance timelines. Landlords facing tenant habitability complaints. Investors doing 1031 exchange due-diligence on replacement properties.
Single Property (SFR) — $299 Small Portfolio (2–5 properties) — $249/property Mid Portfolio (6–20 properties) — $199/property Large Portfolio (21+ properties) — $149/property Annual Portfolio Monitoring — Custom retainer Most rental inspections are $199–$299 per property. Portfolio owners typically recover 5–10× the report cost within 12 months in avoided over-scoped repairs.
Because that roofer bids the work. Independent inspection separates 'this actually needs done' from 'this is what my vendor wants to sell.' On a portfolio of 20+ units, the delta typically runs $30,000–$80,000/year in over-scoped repairs.
Yes. My report separates capital improvements (depreciated) from repairs (immediately deductible) with the IRS Section 263(a) reasoning documented. Your CPA gets a defensible position instead of a judgment call — which matters if you're audited or sell the property.
I document with photos and dates. If a tenant complains about a leak and you fix it within 30 days per my report, you have the evidence trail that protects you from habitability claims. If the roof needs replaced and you're deferring, I document that too so the decision is on record.
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.