Pre-listing repairs,
done by Monday.
Your listing goes live Thursday. The ceiling has a stain, the jamb is split, and the seller's kitchen hardware hasn't been tightened since 2003. You need a repair partner who shows up, does the work, and doesn't make the listing your second job. That's what this workshop is for.
The work that makes listings show ten percent better.
Photography lives and dies on surfaces. A stained ceiling reads as "deferred maintenance" in a photo — even if it's a forty-dollar fix. A split door jamb, a sticking drawer, a popcorn ceiling in the master — these aren't structural issues, they're staging issues. And they're the cheapest ten percent you can add to a listing price.
JHR specializes in the pre-listing punch. Drywall patched and skimmed to Level 4 smooth before paint. Trim touched up. Popcorn gone. Cabinets tightened and tuned. Hardware installed square. Interior paint done right, not rushed. The kind of work where the listing agent stops worrying about the showing photos.
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Same-week turns
Most standard punch lists booked and completed within 5–7 business days. Urgent pre-MLS work considered case-by-case.
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Direct invoicing
Invoice the brokerage, the seller, or assign to the closing statement as a credit. Whatever's cleanest for your file.
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Photo documentation
Every job gets before/after photos, sent to you same-day. Drop them in your file, your listing notes, or your disclosures.
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Tenant-safe zones
If the property is still occupied, work gets contained — plastic, zippered doors, HEPA vacs, floor protection. No complaint calls.
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One point of contact
No subs, no scheduling games. You text me, I respond. My phone is the phone on the proposal.
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Insured, licensed
General liability insurance on file — certificate of insurance available for brokerage or HOA requirements.
Common pre-listing work.
Drywall & ceiling
Water-stain patches, popcorn removal, skim-coat to Level 4, texture matching for seamless repair.
Interior paint
Walls, ceilings, trim, and doors. Premium paints. Full prep. No roller stipple on trim, no seeping caulk, no drips.
Trim & carpentry
Split jambs repaired, crown and base touched up, interior doors re-hung and tuned, loose banisters tightened.
Cabinets & hardware
Hinge adjustments, drawer slide fixes, hardware installed square. Hardware upgrades for listing photos.
Exterior touch-up
Fence repair, deck railing fixes, pressure washing, exterior door repaint. Curb appeal before the MLS photos.
Punch list coordination
Multiple small items scoped into one flat-rate proposal. One visit. One invoice. One set of photos.
Four steps, five business days.
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Send the punch list
Text or email photos and the list. I'll reply with a flat-rate proposal by end of day, including scope per item and a single total.
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Book the visit
50% deposit books the slot. I coordinate access directly with the seller or with your lockbox.
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Do the work
One visit, all items, dust-controlled. Progress photos at each stage. Clean site when I leave.
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Final photos & invoice
Before/after photos sent. Balance invoiced — to you, the seller, or the closing statement. Ready for MLS photography the next day.
Happy to be your go-to.
Most of my repeat work comes through agents. If you list a few houses a year, we should talk — I keep a short list of agent partners whose calls get prioritized, and I keep it short on purpose.