A contractor built for property managers, not just homeowners.
Most of what we build is for people who own one house and will remodel it once. You are not that customer. You need the unit back in service, the owner given a number that does not move, and a crew you can send to an occupied building without hearing about it afterward. We have been doing that work for San Jose property management firms since 2012.
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. Supraclean dries it, we rebuild it: drywall, flooring, cabinets, paint, permits. 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. Retroactive permits, corrections, inspections closed. 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
Supraclean remediates 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 run a two-hour minimum plus the trip, 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.
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.
- Change orders in writing, before the work. Never a surprise on the final invoice, because the surprise lands on you, not us.
- Tenant-facing manners. Scheduled windows, floor protection, daily clean-up, crews who introduce themselves.
- Vendor paperwork same day. License, COI with your firm as additional insured, W-9, references.
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 having shown up on time for the first one.
“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.