[IMAGE PLACEHOLDER] Hero background — portfolio of communities, wide shot
Who We Serve
For Regional & Portfolio Managers
One written spec, one price per unit type, one invoice — across every community you oversee. Instead of four site managers negotiating four rates with four vendors and four ideas of what “punch-ready” means.
Insured · COI and W-9 within 24 hours · Duval, Clay, St. Johns & Nassau
One Spec
Same standard at every property.
One Price
Per unit type, portfolio-wide.
One Invoice
Monthly, all communities.
One COI
Compliance issued and updated centrally.
The problem
You can’t manage what you can’t compare
Most portfolios didn’t choose their vendor mix — it accumulated. Each community found someone local, each site manager negotiated their own rate, and now you’re approving four different prices for nominally the same work.
The cost isn’t only the price variance. It’s that the numbers don’t mean anything. When one property’s turn costs run 30% higher, is that a worse vendor, older buildings, heavier damage, or a site manager who never renegotiated? Without one spec across the portfolio there’s no way to know — and no way to defend the number upward.
Vendor consolidation isn’t about a better rate. It’s about finally having a number you can read.
What a portfolio programme looks like
How it actually works
One written spec
Product, sheen by surface, prep standard, documentation requirement. Agreed once, applied everywhere. A new community joins the portfolio and inherits it — no re-negotiation, no drift.
One price per unit type
1BR, 2BR, 3BR, held across every community regardless of site. Site managers stop negotiating. You get a number you can budget and forecast against.
Reserved capacity through turn season
Jacksonville turn volume climbs hard May through August. Portfolio clients get held capacity rather than competing for it property by property.
One invoice, monthly
Every community, every unit, with photo documentation attached per unit. One reconciliation instead of four.
Consolidated compliance
COI, W-9 and lien waivers issued once and updated centrally. New property onboards without chasing paperwork again.
Documentation you can audit
Photos before and after, per unit, per property. When an owner asks why a community’s turn costs moved, the evidence exists.
What it changes
What consolidation actually gets you
| Before | After |
|---|---|
| Four vendors, four rates | One rate per unit type |
| Four quality standards | One written spec |
| Four invoices to reconcile | One monthly statement |
| Compliance chased per site | Issued once, centrally |
| Cost variance you can’t explain | Variance you can trace to condition |
| Turn season scramble per property | Reserved capacity portfolio-wide |
Across different building stock
One spec, honest about the differences
A portfolio spanning a 1970s Arlington community and a 2022 Bartram lease-up shouldn’t pretend those turn the same way. One spec means one standard — not one price pretending different buildings are identical.
What we hold constant: product, sheen by surface, prep standard, documentation, punch-ready definition.
What varies by property: repair volume, texture type, unit mix. Those get priced at the walk per community and then held — so the difference between two properties reflects the buildings, not the negotiation.
Services
Services across your portfolio
Questions
Regional & portfolio manager questions
How many properties before portfolio pricing makes sense?
Usually two or more, or one community running consistent monthly volume. The admin saving often exceeds the painting saving.
Do all properties have to use the same spec?
The standard is the same. Pricing varies by property because building stock genuinely varies — that difference should reflect the buildings, not who negotiated harder.
How do you handle a new property joining mid-contract?
It inherits the spec, gets walked for per-unit pricing, and joins the same invoice.
Can you handle capacity across several communities in turn season?
That’s what reserved capacity is for. Held portfolio-wide rather than first-come.
What reporting do we get?
Photo documentation per unit, and a monthly statement broken out by property. If you need a particular format or PO reference, we’ll match it.
What if a site manager wants a different vendor?
That happens, and it’s a real conversation. Usually it’s about responsiveness at that specific property — which is a service problem we’d rather fix than lose the consistency over.
Do you handle common areas and exteriors as well as turns?
Yes. Multifamily Painting covers common areas and exterior work.
Price the portfolio, not the property
Tell us the communities, unit counts and rough monthly volume. We’ll walk them and come back with one spec and one price per unit type across the whole portfolio.
No charge for the walk. Turn-season scheduling fills early — if you’re planning May through August, talk to us in Q1.