Two Ways to
Hire BraveRose.
One problem you need closed out, or season/ongoing task management. The effort is the same either way — the difference is how long I stay.
One Job — a single problem, start to finish.
Standing Coverage — ongoing oversight, on retainer.
One Job
You have a specific problem — a build-out, a casualty repair, a lease you need read — and you want it handled and finished.
Where applicable I scope the work, source and vet the contractors, hold them to schedule and budget, and verify what’s done. You contract with them directly and approve every dollar.
Every job is quoted in writing before anything starts.
Finding & Vetting Contractors
You need work done and you don’t know who to call, or you were burned by whoever you called last time. I write the scope, put it out to multiple qualified contractors as a formal request for proposal, and bring you back side-by-side bids with my read on each one. This is not a referral. I don’t hand you a name and walk away — I run the bid process and stay on the job through completion.
Renovation & Build-Out Management
Tenant improvements, showroom refreshes, full interior build-outs. I scope the work, run the bids, hold the schedule, walk the site while it’s in progress, and verify each phase before you release money. You hold the contracts; I hold the contractors to them.
Finishing a Job Someone Else Started
A contractor walked, or the relationship broke down, and you’re holding a partially finished space. I assess what’s genuinely complete, document the condition, scope the remaining work, and bring in trades to finish it. Expect this to cost more than starting clean — the assessment is the first deliverable, and it tells you how much more.
Casualty Loss Repair Management
Fire, water, storm, vehicle strike. I document the damage, scope the repair, source the trades, and manage the rebuild through completion. To be clear about the boundary: I do not file or negotiate your insurance claim. That’s your adjuster’s and your broker’s work. I produce the documentation they need and I run the physical repair.
Punchlist & Project Closeout
Before you sign off and release final payment, someone should walk the space with an eye trained to find what’s unfinished. I produce a written punchlist with photographs, deliver it to the contractor, and re-walk to verify each item was actually corrected. That runs through to closeout — warranties and O&M documents collected, certificate of occupancy handoff coordinated where one applies, and final retainage released only against a clean list.
Lender-Required Repair Management & Closeout
Your loan carries a repair schedule with deadlines attached. I track what’s required, source and schedule the trades, assemble the completion documentation the lender wants, and close the item out on the lender’s terms before it becomes a covenant problem.
Unit Turn Management
Between one tenant and the next, the unit has to be walked, scoped, cleaned, repaired, and turned on a schedule that doesn’t cost you a month of rent. I run the turn from inspection through ready-to-lease and hand back documentation of everything done.
Move-In Advisory and Lease Abstracting
I read the lease and produce an abstract: dates, options, escalations, who’s responsible for what, and what the tenant owes beyond base rent — in plain language. A boundary worth stating plainly: I explain what a clause means and what it costs. Advising which clauses to accept or push back on is legal advice, and that belongs with your attorney. Paper leases require scanning first.
CAM Reconciliation & Pass-Through Audits
Common area maintenance charges get reconciled once a year and almost nobody checks the arithmetic. I rebuild the reconciliation from the underlying invoices, test it against the lease language, and tell you whether what was billed matches what the lease actually permits — from either side of the table.
Construction Draw Preparation & Submission
Assembling a draw package — invoices, lien waivers, photographs, percentage-complete backup — is tedious, and lenders reject packages over small omissions. I prepare it, submit it, and chase it until it funds.
Document Digitization & Cloud Filing
Leases, plans, warranties, permits, and service agreements living in boxes and inboxes. I scan, name, and file them into a structure you can actually search, so answering what does the lease say about that takes thirty seconds instead of an afternoon.
Setting Up Your Back Office
The systems, not the bookkeeping. I design the file structure, the vendor onboarding process, the work order intake, and the written procedures, so the operation runs the same way whether you’re there or not. I don’t record your transactions — that’s your bookkeeper’s work.
From the Field
Storm Drain Clearing
Obstacle — A blocked storm line backed up and pooled standing water at the pavement edge, undermining the asphalt around it.
Resolution — Line located and excavated, the blockage cleared and jetted, and flow verified on site before demobilization.
Standing Coverage
You own the building, and the recurring work — snow, fire inspections, the service contracts nobody has read since they were signed — keeps landing on you.
On everything below: I source and negotiate the contracts, hold the vendors to them, and stay on it year over year. You contract with them directly.
Coverage and terms are set in writing before anything starts.
Snow, Lawn, Cleaning & Trash Contracts
The recurring services that renew on autopilot at whatever the vendor decides. I write the scope, take it to multiple vendors, negotiate the contract terms — not merely find you a price — and then hold the vendor to what they signed. Most owners have never had these bid competitively.
Preventative Maintenance & Facility Audits
Coordinated, not performed. I set the maintenance schedule, walk the building, produce a written condition list with photographs, source the trades to address it, and verify the work when it’s finished. What gets caught on a walk costs a fraction of what it costs after it fails.
Building Systems Oversight
Roof, HVAC, electrical, plumbing, elevators. I track service intervals, hold the service contractors to their agreements, actually read their reports rather than filing them unopened, and flag what’s aging toward replacement while there’s still time to budget for it.
Fire & Life-Safety Systems
Alarms, sprinklers, extinguishers, emergency lighting, egress. These carry inspection intervals set by code and by your insurer, and a lapse surfaces at the worst possible moment. I keep the schedule, coordinate the inspections, and see that deficiencies are corrected and documented.
Municipal Code Compliance & Inspections
City inspections, orders, and the correspondence that follows them. I track what’s open, coordinate the corrective work, and communicate with the inspector so the file closes instead of escalating.
Work Order Triage
Requests come in and somebody has to decide what’s urgent, what’s a warranty claim, what’s the tenant’s responsibility under the lease, and what can wait. I make that call and route it, so you’re not the filter.
Parking Lots & Grounds
Striping, sealcoating, potholes, curbs, lighting, landscaping. Pavement is among the largest deferred-maintenance liabilities on most properties and the easiest to postpone into a full replacement. I keep it on a schedule and bid the work when it comes due.
After-Hours Emergency Response
When something fails at night or over a weekend, I coordinate the response — reach the right contractor, get them on site, keep you informed. To be clear: I coordinate the response, I don’t perform the repair, and this is not a staffed round-the-clock call center. Coverage terms are defined in your agreement.
Listing Sites, Marketing & Reputation
Listing sites, marketing copy, and reviews. I keep your listings accurate and current across the internet listing services tenants actually search, and monitor and respond to reviews so the public record of your property isn’t written entirely by your unhappiest former tenant.
From the Field
After-Hours Structural Failure
Obstacle — The lintel over an overhead door bay failed, with cracking running up through the surrounding block. Emergency shoring went in after hours to hold the wall until it could be rebuilt.
Resolution — Damaged masonry removed and the wall rebuilt in block, with the opening reframed. Temporary shoring stayed in place until the new work carried the load.
Fractional Operations
Everything above, ongoing, across your portfolio. Not a separate menu — the same work bought as a standing role instead of job by job. The operations department, without the payroll.
An operations director is salary plus payroll tax, benefits, workers’ comp, unemployment, and severance risk — carried year-round for work that is not year-round. This is a professional services expense, sized to the work, and it ends when the work does.
About pricing. Every building is different and so is every scope, so I quote after we talk rather than off a rate card. Tell me what you’re dealing with — the conversation costs nothing.