A contractor built for property managers, not just homeowners.
You need the unit back in service, a scope and price the owner can review, and a crew you can send to an occupied building. Our family has been building and repairing South Bay homes since 2012, and doing property management work since 2020.
How fast we reply and what we send
The same business day, Monday to Friday. Office hours are 7 am to 3 pm. A message sent after 3 pm or on a weekend gets a reply the next business day.
License verification, W-9, our capability one-pager and references go out the same business day you ask. A certificate naming your firm as additional insured comes from our insurance broker, so we do not promise a turnaround on that one.
CSLB #1050108, Class B General Building. Licensed and bonded. Workers' compensation coverage. Insured.
Send your firm's requirements or call or text (408) 667-4946.
Rental addresses
Separate units and properties we have done billed work on for property management clients.
Jobs invoiced
Turns, post-leak rebuilds, repairs and permit work. Quotes that never became jobs are not counted.
Cities
San Jose, Santa Clara, Los Gatos, Los Altos, Saratoga, Cupertino, Gilroy, Campbell, Milpitas, Sunnyvale and six more.
Straight years
Property management work has been invoiced in every year from 2020 through 2026.
Counted from our own job records on 13 September 2026. We do not publish our clients' names: your vendor list is your business, not our marketing. Ask and we will give you named references by phone.
Here is the honest version of what we are good for, because a vendor who says yes to everything is a vendor you end up managing.
What we are the right call for
Post-leak rebuilds
The supply line lets go on the second floor and three units are affected. A mitigation provider dries the structure; we rebuild drywall, flooring, cabinets, paint, and permitted work. See water damage repair and rebuild.
The turn that is not a turn
When the unit needs a rebuilt bathroom, a real kitchen, or a floor plan change rather than paint and carpet. The upgrade that moves the rent, done on a schedule you can quote to an owner.
Past a handyman's scope
Work that needs a license, a permit, or a wall opened: water heaters, plumbing and electrical inside walls, subfloor and framing repair, and anything that has to pass inspection.
Code & permit resolution
Unpermitted work you inherited, a code enforcement notice, or a violation found during escrow. We assess the work, coordinate the permit path, make required corrections, and prepare for inspections. See code violation and permit resolution.
ADUs & garage conversions
Another door on a lot the owner already has: another unit for you to manage and more income for them. Detached ADUs, JADUs, and garage conversions, permits included.
Mold rebuilds
A qualified remediation provider works under containment; we rebuild after clearance. In California, visible mold in a dwelling is a substandard housing condition by statute, so this one is not a repair you defer.
What we are not the cheapest at
Straight paint-and-clean rental turns. There are crews who do nothing else and do them for less, and if that is the whole scope you should use one. We would rather be the number you call when the turn opens up into something real, because that is the work we are actually better at than the alternatives.
Same goes for one-item service calls. We bill service and repair time and materials, against a $650 minimum, which makes us the wrong call for a single faucet washer and the right call for a list.
The mold and habitability clock
This is the part that separates a rental from an owner-occupied house. California SB 655 amended Health and Safety Code 17920.3 effective 2016, so visible mold growth in a dwelling, other than minor mold on surfaces meant to get wet, is a substandard condition. That makes it enforceable by code enforcement and much easier for a tenant to build a habitability claim on. Civil Code 1941.7 ties the landlord's repair obligation to notice, which makes your notice log the most important document in the file.
Practically: never let a mold complaint sit, never let a maintenance tech wipe it down instead of having it assessed, and get the moisture source fixed rather than the stain covered. We wrote the longer version in water damage in a rental: a manager's playbook.
For the City's apartment inspection tiers, balcony inspections and tenant repair rules, see our San José rental inspection guide.
How we work with your office
- One point of contact. You get a person, not a dispatch queue, and the same person through the job.
- A scope an owner can read. Line item, fixed price in writing, so you can forward it without rewriting it. That also matters when the work is going through an insurance claim, since a lump sum stalls at the adjuster and again at the depreciation release.
- Necessary repairs require written approval before the work. We explain the work and cost before proceeding.
- Tenant-facing manners. Scheduled windows, floor protection, daily clean-up, crews who introduce themselves.
- Vendor paperwork. We can send license verification, W-9, and references. Tell us what your office requires on a COI so we can request the right certificate or endorsement.
On referral fees
We do not pay them. California Business and Professions Code 7157 restricts compensation for contractor referrals, and many managers hold DRE licenses with further limits on top of that. Any contractor offering you a kickback for the vendor slot is showing you exactly how they intend to compete, and it will not be on workmanship. We would rather win the second job by showing up on time for the first one.
Keep the owner, tenant, and work scope aligned
For an occupied unit, the work record needs scheduled access, the condition found, and a scope an owner can approve without translating it. We document the issue, coordinate the work window, and keep the repair plan clear for everyone involved.
Read the rental water-damage playbook“David Mirassou and his team did a fantastic job… The team got the job done in just two days and even helped with a few other minor repairs.”
David D. · Yelp
“Tristan and William were assigned to work on our toilet. They were very professional and got the job done same day.”
Johnson P. · San Jose · Yelp
“Had a water heater installed and they did a great job! On time, professionals, great service would recommend to family and friends!”
Dave V. · Campbell · Yelp
More real reviews on our Yelp page.
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Get a real number for this job
We come out, measure, and put a line-item price in writing. Free, and there is no obligation to use us.
Need vendor paperwork too? Add your firm, how many units, and what your office needs on a COI, and we send our license verification, W-9 and references.
- CSLB #1050108 · licensed and insured
- Serving San Jose and the South Bay
Prefer to talk? Call or text (408) 667-4946. Office hours: Monday to Friday, 7 am to 3 pm.