Stale inventory? Let's talk.
Washington state's high-end inventory is sitting longer than it has in years. The properties moving are the ones that show. The properties sitting are the ones that need work. We're the contractor to call when a stale listing needs to become a show-ready listing — fast.
How it works
Pre-sale renovation is different from new-build or owner-occupied renovation. The timeline is the seller's market position, not the seller's leisure. The decisions need to be made fast. The work needs to start fast. The result needs to show in listing photos within weeks, not months.
We've structured our pre-sale process around that reality:
We come on-site, walk the property with you and your seller, identify the highest-leverage improvements for list-to-sale ratio, and quote within 48 hours. No two-week proposal cycles. The market doesn't wait, and neither do we.
Once a scope is approved, we begin work within seven days. Most pre-sale renovations are scoped to complete in three to six weeks — fast enough to get back on market with new listing photos before the next price drop.
For qualified listings — luxury inventory in stable markets, motivated sellers, reasonable timeline to close — we can defer payment until the property closes. Our work funded out of the sale proceeds. Specifics negotiated case-by-case with the listing agent.
Where we focus
Pre-sale dollars have to work harder than renovation dollars on a primary residence. We focus on the improvements that move list-to-sale ratios the most:
- Roof condition. The roof is the single most-cited reason a luxury home falls out of contract during inspection. We diagnose and repair fast — CertainTeed Authorized Partner means we have the materials supply chain to move quickly.
- Deck and outdoor living. A worn or rotting deck is the visual cue that the home has been deferred-maintained. New decking — Trex, Sunwood, or proper cedar — visibly resets the property's age perception.
- Hardscape and curb appeal. The first 30 seconds of a showing happen on the front walk. Cracked concrete, failing retaining walls, neglected landscape stone — all easy to fix, all dramatic in their effect on first impression.
- Exterior envelope details. Gutters, fascia, soffit, paint touch-ups around the envelope. The detail items that show up in inspection reports and become buyer leverage.
Send us your stalest listing
If you have a luxury listing that's been on market longer than your seller wants to admit, we want the call. Send us the address or book us on-site for a $300 consultation — applied to the project, or $200 credit to your seller toward future work.