Most personal representatives are handling a Florida property from another state. Clearing, repairs, trades, photos, paperwork — six vendors and a closing date. We're the one number for all of it, and one file at the end.
A house that's been lived in for thirty years doesn't go to market after a cleanout. There's a wall where a bookcase was anchored. Carpet that has to go. A back bedroom nobody painted since 1998. A roof the inspector will flag.
So the personal representative — usually three states away, usually grieving, usually working a full-time job — starts collecting phone numbers. A hauler. A painter. A flooring guy. A roofer who may or may not be licensed. Someone to pressure wash before photos. Each one needs letting in, chasing, paying, and documenting for the estate.
That's where estates stall. Not at the law, at the logistics.
The full contents, sorted before anything is loaded. Anything of potential value is set aside, photographed, and shown to you before it leaves. You decide what stays, what sells, and what goes.
An empty house tells the truth. We photograph every room and send you a plain list of what the property needs to show well — split into what we handle ourselves and what requires a licensed trade, with rough costs for each.
We do the cosmetic work in-house. For roofing, electrical, plumbing, HVAC, or anything structural, we bring in licensed trades — you contract with them directly, and we keep their license number and insurance certificate in the file.
Before and after photos, every receipt, every certificate of insurance, the signed inventory. One file your attorney can drop into the estate accounting without reconstructing anything six months later.
Cosmetic and cleanup work, done by us, priced as part of the job.
Roofing, electrical, plumbing, HVAC, and structural work legally require a licensed contractor. We schedule it and document it — the estate contracts directly with the trade.
If the heirs want speed over top dollar, we know local investors and builders who buy as-is. We'll make the introduction at no charge and take no fee from either side.
Every item set aside as potentially valuable, photographed, with the personal representative's decision recorded against each one.
Every room, same angles, start and finish. Settles questions about condition long after the fact.
Landfill tickets, materials, labor — itemized for estate accounting rather than lumped into one number.
License number and insurance certificate for every outside contractor who set foot on the property.
Not every estate should be repaired first. If the heirs are out of state, the property needs more than it will return, or everyone just wants it finished — the math often favors selling as-is and skipping the renovation entirely.
We'll tell you when we think that's the case, even though it's less work for us. And if you want to explore it, we'll introduce you to local investors and builders who buy in that condition.
Whether it's still full or already empty, send photos or just call and talk it through. We'll tell you what it needs and what it would cost — no obligation.