Property Operations

What we do

Operations are where most portfolios bleed margin. A maintenance ticket sits for a week. A vendor invoice arrives with no scope reference. A unit turnover takes three weeks longer than it should. Multiplied across an institutional rent roll, the leakage is significant and the documentation needed to manage it usually does not exist.

Single runs operations to a documented standard across the portfolio. Vendors are vetted before they touch a unit and rebid on the cadence the portfolio requires. Spend authorities are set in writing with thresholds defined per portfolio. Every dispatch carries a scope reference, a service window, and a before and after photo record. Capital projects are scoped, bid, and reported against an approved budget with variance commentary every cycle.

Inspections run on a fixed schedule. Move in, mid term within statutory notice rules, and move out, with the same condition report format every time. Turnover is managed on a fixed timeline so units do not sit dark while paint, cleaning, and re keying drift across separate calendars.

The outcome is fewer surprises, cleaner cap ex reporting, and a documented operating record the asset manager can defend at any portfolio review.

What’s included

• Vetted vendor network with documented rebid cadence
• Spend authority thresholds set in writing per portfolio
• Every dispatch tied to a scope reference and service window
• Before and after photo documentation on every work order
• Capital project scoping, bidding, and variance reporting
• Move in, mid term, and move out inspections on a fixed schedule
• Turnover managed on a fixed timeline against a turnover budget
• Emergency triage with documented escalation rules

Frequently asked