Homeowners often call us for a single issue—a leak at the sill, a soft spot in the subfloor, or a window that won’t seal. On site, we sometimes find layered wear: water found a path over years, insulation is under-spec, or framing was never tied to code current when the house was built.

When that happens, “small repair” estimates turn into honest conversations about scope. We document what we see, separate must-fix safety and structure from wish-list finishes, and give you phases so you can choose what happens now versus later.

Our goal is to keep surprises predictable: fewer change orders from hidden conditions because we looked at drainage, structure, and mechanical routing before locking in tile or cabinetry.