Property Management Construction contractor —
Seattle & Puget Sound.
Property managers need one accountable partner across a portfolio. We staff a dedicated PM-services queue so turnovers, capex, and emergency repairs route to the same supervisor.
Property managers need one accountable partner across a portfolio. We staff a dedicated PM-services queue so turnovers, capex, emergency repairs, and code-compliance work all route to the same supervisor and the same invoicing structure. Predictability is the product.
What we build
SCOPE- 01Turn + make-ready work
- 02Capex projects
- 03Emergency response
- 04Code-compliance work
- 05Vendor coordination
- 06Portfolio reporting
Phased process
PROCESS- 01
Service request intake
Single point of contact for all work orders — phone, email, or PM software integration.
- 02
Triage
Emergency (4-hour response), urgent (24-hour), or scheduled work routed appropriately.
- 03
Execution
Standardized scope, photo documentation, time-and-materials or fixed-bid based on size.
- 04
Invoicing + reporting
Property-level and portfolio-level reporting, owner-friendly invoices.
Spec sheet
SPEC- +Turn work (paint, clean, light repair)
- +Capex projects (roof, envelope, mechanical)
- +Emergency response (water damage, fire, break-in)
- +Code compliance (smoke alarms, GFCI, egress)
- +Vendor coordination (plumbing, electrical, HVAC subs)
Cost drivers
COST- Service scopeT&M for small repairs; fixed-bid for capex projects
- Response timeEmergency premium 1.5–2× standard rate; planned work at base rate
- Portfolio sizeVolume discounts on portfolios 20+ units
Codes & permits
COMPLIANCE- WA landlord-tenant law
Specific notification, access, and habitability requirements that affect any in-unit work timing.
- Smoke / CO compliance (RCW 19.27.530)
WA requires specific smoke + CO alarm placement; we verify and document at every unit turn.
Is property management construction the right call?
- →Multi-property owner or PM with predictable work volume
- →Need for single accountable construction partner
- →Emergency response coverage
- →Annual capex planning and execution
PM Construction questions
FAQQ.01
Do you do emergency response?
Yes — 4-hour response on contracted accounts for water damage, fire, break-in, and life-safety issues.Q.02
Can you integrate with our property management software?
Yes — we work with AppFolio, Buildium, Yardi, and most major PM platforms for work-order intake and invoicing.Q.03
What's your minimum portfolio size?
We work with portfolios from 10 units up to 500+. Smaller portfolios are welcome as long as work volume justifies dedicated PM-services workflow.
Official resources & sources
- Source ↗WSEC 2021 Residential Energy CodeEnvelope, HVAC, hot-water and air-sealing requirements
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your pm construction project?
Send a paragraph and the address. A licensed PM replies within one business day with next steps.
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