For clients
Standard scopes, published
Defined scopes and clear unit pricing reduce ambiguity, make bids comparable, and let a contractor's performance be measured objectively. That includes ours, which is the point.
Almost nobody in this category publishes this, and the reason is obvious: it is a disadvantage in a negotiation. A published scope lets you put our bid next to a local contractor’s and compare them line for line.
We think that trade is worth making. An operator running work across several markets cannot otherwise get a number that means the same thing in each of them — and without that, comparing cost per unit between communities is comparing different work.
Scope definitions by unit type
Included
- Selective demolition and haul-off — failing flooring, damaged panels, end-of-life fixtures
- Subfloor repair where sounding finds soft deck, priced by area actually replaced
- Flooring throughout — community-standard LVP spec
- Wall repair — VOG panel replacement or drywall patch and texture
- Interior paint — community-standard colour and sheen, walls, trim and ceilings
- Kitchen and bath refresh per component condition standard
- Fixture and hardware replacement throughout
- Exterior — skirting repair, entry door and lockset, steps and landing check
- Documented clean to written standard
- Photo documentation at milestones and written punch close-out
Not included
- Belly wrap and underfloor insulation — separate line, and it should be checked on every unit
- Roof work of any kind
- Full deck replacement (partial repair is included)
- Leveling, pier or anchor work
- Asbestos or lead abatement — licensed abatement contractor required
- Appliances
What moves the price
- Depth of demolition required
- Square footage of subfloor actually replaced
- Whether walls are matched or converted to drywall
- Kitchen and bath component condition — refresh versus replace per item
Included
- Everything in the single-wide standard make-ready
- Marriage-line flooring transition — T-mould at the seam, always
- Marriage-line wall and ceiling inspection and repair where the halves have moved
Not included
- As single-wide
What moves the price
- As single-wide, plus the condition of the marriage line
- Whether settlement has opened the seam — that is a leveling question before it is a finish question
Included
- Everything in the standard make-ready
- Full deck replacement rather than partial repair
- Belly wrap and underfloor insulation replacement
- Full wall treatment — conversion to drywall where panel matching is not viable
- Kitchen and bath replacement rather than refresh
Not included
- Roof work
- Structural or leveling work
- Abatement
What moves the price
- Whether the deck is partially or wholly failed
- Panel matching viability — the match-versus-convert decision
- Long-lead item availability, which drives the day count more than labour does
Included
- Full interior gut to frame and studs
- Belly, envelope and subfloor
- Plumbing and electrical corrections while walls are open
- Walls and ceilings, kitchen and bath, flooring, paint, trim
- Photo documentation at every milestone
Not included
- Roof replacement
- Leveling and anchoring
- Abatement
- Transport or set
What moves the price
- Home size and finish level, matched to the community's rent band
- Long-lead items — ordered at scope approval, not at install
- Discovery, priced on the day with photographs
Included
- Condition assessment and a qualification call — roof-over, replacement or recoat
- The specified system, installed to the HUD wind and roof-load zone at that location
- Ventilation verified and corrected on any replacement
- Deck repair priced separately, by area actually replaced, with photographs
Not included
- Deck repair, which cannot be known before tear-off and is never included in a headline number
- Interior repair of damage caused by prior leaks
What moves the price
- Whether the home's DAPIA-approved design permits a roof-over at all
- Wind Zone and Roof Load Zone at the home's location
- Coating chemistry where recoating — service life varies materially
Included
- One scope definition applied to every unit in the community
- Per-unit pricing with a single mobilization across the whole community
- Unit-by-unit condition record and photo documentation
- Exceptions identified and priced separately rather than averaged in
Not included
- Anything outside the single defined scope
What moves the price
- Unit count — mobilization spreads, so the per-unit number falls with volume
- Condition variance across the community
- Access and staging within the community
Itemized, always
Every scope above is quoted as itemized line items, per unit, after the walk-through. Never one blended figure. That is what lets you see which scope line drives a cost difference between two communities, and respond to that line rather than to an average.
Exceptions are priced, not averaged
In any community, some homes will not fit the scope they were assigned. A standard turn that turns out to need a full deck. A roof that does not qualify for a roof-over.
Those are identified at the walk and priced as their own scope, rather than averaged into the community number. Averaging is how a make-ready budget quietly becomes a remodel budget — the total is right on the day it is signed and wrong by the third unit.
It also means the per-unit number you are given for the standard scope is the number you actually pay on the units that fit it.