Pillar III
For residences between owners. A vacant residence is at its most exposed when it belongs to a process rather than to a person: a listing, an estate, a purchase not yet occupied. We provide documented oversight for each, with a record that holds up when questions come later.
For listing agents and their sellers.
Weekly documented inspection of the vacant listing, with the residence kept to your presentation standard. After each showing window, we verify that doors, sliders and gates are locked, lights and air conditioning reset, the alarm re-armed, and nothing disturbed — and we photograph the condition it was left in. Reports go to you and your seller.
A flat monthly fee for services rendered. Nothing contingent on a sale, no share of commission, and no role in marketing, showing or negotiating the property.
Per listing, per month. Pricing on application.
For personal representatives, trustees and the attorneys who advise them.
The residence is often an estate's largest asset and the one no one has time for. We inspect it weekly, maintain utility and service continuity, and keep a chain-of-custody log of every person who enters: who they were, who authorised them, when they came and went, and the condition before and after.
We make no decisions about contents, take no side between beneficiaries, and act only on clear written authority. We provide the same record to whoever holds that authority.
Ninety-day minimum, then month to month. Pricing on application.
For new owners not yet in residence.
You have bought a residence you cannot move into yet. We inspect it weekly, photograph punch-list and renovation progress, meet contractors on site, and verify completion before you release payment. Deliveries are received and inspected before anyone signs. Before you arrive, every system is checked so you move into a residence that works.
Sixty-day minimum. Pricing on application.
Lee will walk your residence with you for about forty-five minutes, look at your systems, settings and shut-offs, and tell you plainly what he sees. No charge, no obligation.