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For property managers

The board approved the scope. Who checks the work?

Boards and owners hand you a scope and expect it built. You're managing a dozen communities, and you can't stand on a roof all day. Too often the contractor is the only one who ever compares the finished job to the scope. We're the person who checks, on your side, before you pay.

Talk about a projectRead the verification guide
What you get back

A line-by-line answer to "is it done?"

After each inspection you get a short report: every item in the scope, whether it's verified, incomplete, or not to spec, with photos and a plain-English note. It drops straight into a board packet.

The last line is the one that matters: whether the contractor has earned the final payment. When the answer is "not yet," you have the documentation to say so.

We also catch the things nobody wrote into the scope. On tree jobs that's often a tree that turns out to sit on a homeowner's lot, which the association shouldn't be paying to remove.

A long pile of cut pine trunks and limbs stacked on bare red-clay ground near a road
Tree workPines our crew cut and stacked on a common-area lot. Next we mulched the brush and hauled the logs. Cutting is half the job; cleanup is the other half.
Scope verification · Site visit 2 of 2
Common-area tree removal
SAMPLE PROJECT
2 verified1 not to spec2 incomplete1 held
Scope itemStatusField note
Remove 6 pines flagged orange along entranceVerified6 of 6 removed, matches flags
Grind stumps 6″ below gradeNot to spec2 stumps ground to grade only
Haul all debris off siteIncompleteBrush pile left behind Building C
Raise oak canopy over clubhouse roof to 10′VerifiedClearance measured at 11′
Remove leaning pine at Lot 14 lineHeldPlat shows tree on homeowner lot; pulled from association scope
Repair turf ruts from equipmentIncompleteNot started
Final payment recommendation: hold until the stump, debris, and turf items are complete and re-walked.
Where we step in

Before, during, and after the job.

Pick the whole engagement or just the closeout walk. Most scope problems are cheapest to catch before work starts and impossible to see after it's covered up.

Before

Tighten the scope

  • Rewrite vague scope items so they can be measured and checked
  • Confirm association vs. homeowner responsibility near lot lines
  • Flag and photograph every item before the crew arrives
  • Collect insurance, license, and schedule of values
During

Inspect at the milestones

  • Site visits before hidden work gets covered up
  • Written, signed change orders before extra work starts
  • Photo log you can forward to the board
After

Close it out

  • Line-by-line walk against the scope
  • Punch list, then a second walk
  • Pay-application review and a final-payment recommendation
  • Warranties and lien waivers collected
Case study · HOA stormwater outlet

Engineer, contractor, and closeout, managed for the board.

Runoff had eroded the slope around an HOA's stormwater outlet structure. We ran the repair for the association from design through completion.

  1. Engineering. We brought in a hydrology engineering firm to design the repair.
  2. Scope. We turned the design into a scope of work.
  3. Contractor. We selected the contractor.
  4. Managed the work. We oversaw the excavation, pipe, and riprap against the engineer's design.
A mini excavator digging out eroded soil around a concrete stormwater outlet structure on a wooded slope
BeforeExcavating around an HOA's stormwater outlet, where runoff had cut into the red clay. We brought in a hydrology engineering firm, scoped the repair, selected the contractor, and managed the work.
The repaired stormwater outlet with a new corrugated pipe section and a bed of riprap stone below it
AfterThe same outlet after repair: a new pipe section and riprap, built to the engineer's design, to slow the water and hold the slope.

How it works with your role

You stay the board's point of contact. We report to you, in a format you can forward. We're paid by the association or the management company, never by the contractor, so our only interest is that the work matches what the board approved.

Our principal is a PMP-certified project manager with an engineering background and more than a decade managing residential and commercial construction. He does the inspections himself.

Common questions

Who do you work for, the management company or the association?

Either. We can be engaged by the management company or directly by the association. Either way we represent the owner's side, never the contractor's, and you stay the board's point of contact.

Do you replace the contractor's supervision?

No. The contractor still runs their crew. We check the work against the scope at the points where it matters, document it, and tell you what's complete before you pay.

What size projects is this worth it for?

Anything with hidden work or a lot of money at stake: roofing, decks, siding, paving, large tree work, and anything near property lines. For small jobs, a single closeout walk is often enough.

Contact

Have a project coming up?

Send the scope and the bid you're considering. We'll tell you where the gaps are and what oversight it needs.

Service area
Atlanta, GA
Mailing address
Brooks, GA 30205
We reply within one business day.