Owners & Investors

The risk that compresses your NOI isn’t the market.

It’s the roof that isn’t in the pro forma, the markup in the management contract, and the cost the seller’s documents leave out. Know it before you make the offer, inside your due-diligence window.

The roof, the management markups, the costs the seller’s documents leave out. Know your exposure so you can plan effectively.

Your property

Check a Property

Harbor Point Apartments · 180 units

Risk Pulse 58 Elevated

−$1.1M

The gap. Two roofs due 2028, not in the pro forma. $6,111 per unit.

No contractor ties or referral fees Inspection reports in 72 hours Fixed prices, from $495 You decide who sees the findings

The Problem

Three exposures standard due diligence doesn’t reach.

An inspection, a rent roll and the seller’s documents say what the building is. They don’t say what it will cost you to own.

An inspection and a rent roll say what the property is. They don’t say what it will cost you to maintain.

On a multi-unit or commercial asset, the difference between a well-structured management contract and a poor one can be 3–5 points of NOI. That gap compounds at every exit.

ExposureDue diligence showsWhat we add
Deferred capital An inspection that says the roof is 12 years old. Not what replacing it costs, or when. What we add: what it costs at today’s rates, when it falls due, and whether the asking price carries it.
Management cost A headline fee, typically 8–10% of collected rent. Not the markups behind it. What we add: the total cost: project markups, coordination fees and admin charges a broker’s pro forma leaves out.
Association reserves A purchase agreement that lists only the assessments already approved. Not the ones on the way. What we add: for units in an HOA or condo, the reserve shortfall that points to a special assessment before it reaches a vote.

YouThe only party at closing without your own data.

  • Deferred capital

    An inspection that says the roof is 12 years old. Not what replacing it costs, or when.

    What we add: what it costs at today’s rates, when it falls due, and whether the asking price carries it.

  • Management cost

    A headline fee, typically 8–10% of collected rent. Not the markups behind it.

    What we add: the total cost: project markups, coordination fees and admin charges a broker’s pro forma leaves out.

  • Association reserves

    A purchase agreement that lists only the assessments already approved. Not the ones on the way.

    What we add: for units in an HOA or condo, the reserve shortfall that points to a special assessment before it reaches a vote.

  • You

    The only party at closing without your own data.

What it costs you

Three points of NOI is a price, not a rounding error.

A markup in the management contract comes straight out of NOI. At your cap rate, each dollar of it is many dollars of price. Add it to the roofs.

$3.60M

180 units at about $1,670 a month is $3.6M a year.

3.0 points

A point is 1% of gross rent: markups, fees, or costs the leases don’t pass through.

6.50%

Harbor Point, priced in

$2.76M

Roofs due 2028, not in the pro forma
$1.10M
Management, 3.0 points at 6.50%
$1.66M
Asking $31.5M supports
$28.74M

Gross rent × points lost ÷ cap rate, plus the roofs from the inspection.

When to look

Your leverage is highest before you close.

We can start at any stage. Before closing, a finding moves the price. After it, the same finding moves your budget.

Your leverage on price

  1. 1 · Offer

    Name a price with the exposure already in it.

    • A free Risk Pulse on the property, in four minutes
    • A consultation on what to check before you sign

  2. 2 · Due-diligence window

    A finding here can still move the price.

    • A Baseline Scan: a drone roof inspection, reported in 72 hours
    • A Risk Review of management and vendor contracts, and reserves where there’s an association

  3. 3 · Close

    Your last chance to ask for a repair or a credit.

    • Findings ranked by severity, each with a photo and a planning cost
    • The ask, backed by your own record

  4. 4 · Hold

    The leverage fades. The record keeps building.

    • Property Monitoring: two inspections a year
    • Your Risk Pulse in the client portal
    • Storm priority response

  5. 5 · Before you list

    Find what the buyer’s inspector will find, first.

    • Fix it, price it, or disclose it on your terms
    • A dated record of the building to hand to your buyer

What you get

A memo you can take into the negotiation.

What to price in, what to ask the seller for, and how many days you have left to do it.

From a Baseline Scan inside your due-diligence window: a drone roof inspection, findings ranked by severity, each with a photo and a planning cost. Reported in 72 hours.

Before the offer

Harbor Point Apartments

180 units · asking $31.5M · Risk Pulse 58

10days left

Price in

Roof A, due 2028$550,000
Roof B, due 2028$550,000
Management, 3 points at 6.5%$1,660,000
Total$2,760,000

Ask the seller

  1. Repair photo spot 4 before closing, or take $1,800 off the price.
  2. The roof warranty and repair history.
  3. The management contract’s fee schedule and markups.

Where to start

Start before the offer, and keep the record through the hold.

  1. Most owners start here

    Risk Pulse

    $0

    Four minutes on the property you’re pricing.

  2. Inside the window

    Baseline Scan

    $495

    A dated roof report 72 hours after the inspection, before the offer.

  3. After close

    Property Monitoring

    $1,200/yr

    The same photo spots, re-measured every six months, for the hold and the exit.

Or start from what’s happening

Fixed prices, published. Never a percentage of your contract. Compare everything

Buying and holding

Inside the window, and after you close.

Timing, property types, who sees the findings, and where we work.

Have a deal in front of you?

Book a free 20-minute consultation and tell us your window.

Can you finish inside my due-diligence window?

Tell us your window and the property on a free consultation, and we’ll say plainly whether we can meet it before you pay anything. The Baseline Scan’s roof report comes 72 hours after the inspection. A Risk Review is scoped to the property, and its timing is agreed when we scope it.

Do you work on commercial property?

Yes. Our published prices are for residential properties, rentals included. Commercial property, communities and land are quoted on scope, after a free consultation.

Who sees the findings?

You do. We report to whoever engages us. Findings are released in the client portal, and you decide who else to invite: partners, investors, your property manager. Everyone you invite sees them at the same time.

Do you work for sellers?

Yes. Before you list, we can find what a buyer’s inspection is likely to find, so you can fix it, price it or disclose it on your terms. We recommend a consultation first, to make sure our services fit what you expect from them.

Do you get involved in financing?

No. We’ll talk with your partners and your insurance agent, but never with lenders, and we take no part in the lending process.

Do you work outside Tampa Bay?

Not yet. We work in Tampa Bay today, and other markets launch in 2027.

Know the exposure before you make the offer.

Four minutes, answered from memory. Or talk it through in a free 20-minute call.

Check a Property

Where the method comes from

Our founder spent nearly two decades navigating governance, audit, and risk management initiatives within highly regulated organizations. He has also served on HOA boards, overseen major capital projects, and negotiated substantial vendor savings, bringing institutional rigor and financial discipline to property stewardship.

Independence pledge

No contractor ties. No referral fees. Fixed fees. Signed and dated by our founder, at a permanent address. Read the pledge

Proof you can check

Every value statement is signed, so your deal team can check it’s the one we issued. How statements are checked