Your pre-1978 units need a certified renovator. So does your file.

Start with the part that is your exposure, not ours

Under the EPA Renovation, Repair and Painting rule, a contractor who disturbs more than six square feet of interior painted surface in a building put up before 1978 has to follow lead-safe work practices. Most managers know that much.

The part that surprises people is the second half. If a management company hires a contractor who violates the rule, the management company can be fined too. It is not purely the contractor's problem, and "we used a vendor" is not a defence. You are carrying exposure for the work practices of every crew you put inside a pre-1978 unit.

Pinellas County is a mid-century county. A large share of the housing stock here predates 1978, so for a lot of portfolios this is not an edge case that comes up once a year. It is the default condition of the buildings.

That is the whole disclosure. We are telling you about a gap in our own paperwork on the page that is trying to win your business, because the alternative is you finding out during an audit.

If you want the rule itself rather than our position on it — what it covers, where it stops, and a two-minute test for checking any contractor you already use — we wrote that up separately: the EPA RRP rule, explained for property managers. No pitch on that page.

What we do for managed portfolios

• Rental turn painting — walls, ceilings, trim, doors, patch and texture, punch pass. Occupied or vacant.
• Drywall repair, hang and finish — including ceilings, with texture matched to the existing building.
• Interior repainting — corridors, stairwells, lobbies, laundry and mail rooms, staged so residents always have a route.
• Cleanouts and debris removal — post-tenant and post-eviction, photographed before anything is moved.
• Water damage repair and storm damage repair — the rebuild after the space is dry and cleared.

What we do not do: electrical, plumbing, roofing or structural work. Those need licences we do not hold and we will tell you on the walkthrough if what you are describing has crossed into one of them.

Flat per-unit pricing, agreed before the season

We price turns flat per unit and agree the number before your turn season starts. Not hourly, and not quoted door by door. Two reasons that matters to you:

• You can budget a building. A per-unit number times your expected turns is a line in your budget, not a series of quotes you have to chase while units sit empty.
• A slow unit is our problem, not yours. Hourly pricing quietly transfers every surprise onto you. Flat pricing means we absorb the unit that took longer, which is also what keeps us honest about scoping.

Anything beyond a standard turn gets flagged before we start, with what it adds. You should never discover scope on an invoice.

The photo set, and why it is standard

Every unit gets photographed before work starts and after it finishes, room by room, including whatever condition we were called about. The set goes out with the invoice.

We started doing this as a way to show our own work. Managers kept telling us they were using it for something else: it is the deposit-dispute file, already built, on the day the unit turned. When a former resident challenges a deduction eight months later, the evidence exists and nobody has to reconstruct it from memory or from a maintenance tech's phone.

On post-eviction and abandonment cleanouts the before set does more work still, because it is the record of what was actually in the unit at the moment we arrived.

So it is standard on every job rather than an add-on. The one time it would be missing is the time somebody needed it.

Getting us into your vendor system

COI and W-9 come back the same day you ask, during business hours. We know that is the second question after the first conversation, and that a vendor file which sits for a week is a vendor file that quietly gets skipped.

Our vendor packet page lists everything we can supply for a credentialing platform, along with what is still outstanding on our side. If you run vendors through NetVendor, Yardi VendorShield, RealPage or similar, start there.

If the doors are short-term rentals

Turnovers are a different rhythm from a long-term turn: shorter windows, higher standards, and a guest arriving whether or not you are ready. We do that work too, and Alan runs nine short-term rentals of his own around the bay, so the standard we hold is one we live with ourselves.

If you are an owner looking for someone to run the listing rather than just repair it, that is a different job and we would point you at Breezy Keys — full cohosting across Clearwater, St. Pete and Tampa, run by the same two people. They handle the guests and the pricing; we handle the building.

One thing we will turn down

If a unit has an active water loss that has not been dried, we are the wrong first call. We do the reconstruction, not the mitigation, and we do not do mold work. Rather than take the job and sort it out later, we will hand it to a restoration partner — see our water damage referral page — and pick the unit back up once it is dry.