Pricing
How pricing works on a pre-listing list
There is no price list on this site, because the price follows your house. The scope sheet is where the numbers live.
What moves the price
Two houses with the same rooms can price very differently. These are the reasons.
How many rooms and how much patching sits under the paint
Whether a floor can be screened or has to be sanded
Ladders, tall ceilings and exterior height
Matching old hardware and old planks
Whether a licensed trade is needed and their schedule
A compressed list date, which needs more people on site
What the written scope includes
A line per repair, by room, each with a price and its days.
Included: labor, materials, cleanup and the days each line takes
Included: the hauling of what we remove
Not included: permits, specialist reports, anything on the disclose-or-credit list
Not included: a repair we find behind a wall, until a change order is signed
What happens at the walk-through
About an hour, with the agent and the seller if they can come. We photograph every room and ask the year the house was built.
Clear a path to the water heater and any attic hatch
Tell us about repairs already done
Weekends and rush lists
The schedule runs weekdays and Saturday mornings. A list date inside the usual window can mean more people on site, and that appears as its own line, not a hidden premium.
When you get the number
On day 2, in writing, by text and email. You can approve it a line at a time. A scope you decline is yours to keep and to compare.
How payment works
A deposit as Tennessee rules allow, then payments tied to finished lines. The invoice on day 14 is split by line, with receipts for materials.
Why lines
A scope by line, against one lump-sum quote
Lump-sum quote
Skip a repair
All or nothing
Find a surprise
Often rolled into the total
Show a buyer's agent
A single total and a signature
Compare two bids
Hard to compare
Scope by line
Skip a repair
Better: Approve it line by line
Find a surprise
Better: A change order before the work
Show a buyer's agent
Better: The photo report and receipts
Compare two bids
Line against line
No average
Why there is no price per room here
A price per room would be wrong for most houses. A bedroom with two coats of fresh paint on clean walls and a bedroom with water stains, nail pops and a cracked corner are different jobs.
We would rather give you a real number on day 2 than an average that is wrong for your house. If you need a ballpark first, text a few photos and we will say what drives the cost.
Send the address and the list date
The number comes on day 2, in writing, line by line.