Questions, answered

We specialize in the final 1% of luxury homes — independent punch list inspections, high-end and historic restoration, project close-outs, and full-scope project management across St. Petersburg and the Tampa Bay area.

It's an independent, third-party walkthrough that documents every unfinished or deficient detail in your home before you accept it from the builder — trim, tile, paint, fixtures, and hardware — so nothing gets missed at the finish line.

St. Petersburg, Tampa, Clearwater, and the greater Tampa Bay area.

Yes. Our project close-out service exists to step into stuck luxury projects, document what's left, coordinate the remaining trades, and drive the work to truly finished.

Call (720) 577-9222 or book a walkthrough through the contact form. We'll come walk the property, name every open item, and send back a documented scope — usually within a week.

Ideally just before your final walkthrough with the builder, or right after move-in if issues are surfacing. The earlier we document, the more leverage you have before final payment.

Yes. We're a third party hired by you, the homeowner. That independence is the entire point — our only loyalty is to your finished home.

St. Petersburg, Tampa, Clearwater, and the greater Tampa Bay area.

That's the specialty. We restore what gives the home its character and modernize the systems behind the walls so it's safe and code-compliant without losing its soul.

Yes — historic districts and luxury waterfront estates across St. Petersburg and Tampa Bay are core to what we do.

Yes. Taking over stalled luxury projects and driving them to completion is exactly what our close-out service exists for.

After a walkthrough we give you a realistic, documented timeline. Many close-outs we've handled wrap in a couple of weeks once scope is clear.

Both are possible, but full-scope means we own the entire project end to end — every trade, the timeline, the budget, and the final quality.

Clear up-front budgets and timelines, regular progress updates, and documented change orders — so you always know where the project stands.

Yes — commercial renovation and finishing in partnership with GCs and property managers is a core B2B offering.

Yes, across the Tampa Bay area, with the same documented punch-list discipline we apply to luxury homes.

Yes — across St. Petersburg including Snell Isle, Old Northeast, Kenwood, and the surrounding historic and waterfront neighborhoods.

We do. Historic restoration that preserves original character while modernizing systems is one of our core services here.

Yes. Tampa and South Tampa are part of our core Tampa Bay service area.

Absolutely — third-party punch list inspections are available across Tampa and the surrounding area.

Yes — Clearwater and the surrounding coast are part of our Tampa Bay service area.

No. A home inspection checks systems and safety before a purchase. A punch list inspection documents unfinished and defective finish work on a new build or renovation before you accept it from the builder.

When you want an independent one, you hire and pay the inspector directly — that independence is the point. The builder runs their own internal list separately.

It depends on the home's size, finish level, and report depth — there's no flat rate that fits every project. We give a firm quote after a short look at the home. The fee is small next to the finish work a thorough inspection catches before final payment.

It can be. Confirming that flagged items were truly fixed is a second visit; we tell you up front whether it's bundled or priced separately so there are no surprises.

Yes — they're two halves of the same step. The walkthrough is the tour; the punch list is the documented record it produces. Doing the tour without leaving a written list is how open items get forgotten.

An independent inspector can walk the home with you and produce the itemized punch list at the same time, so you leave the walkthrough with the documentation already in hand.

Usually within days. It starts with a walkthrough to document what's left; once that scope is clear, we schedule the remaining trades and give you a realistic date for truly finished.

Almost always because the last stretch was never defined and no single person owned it. The finish details are the hardest to coordinate, so they're the first to drift when accountability is split.

This checklist, a phone for photos, painter's tape to flag items in place, and ideally an independent inspector. The tape marks defects for the builder; the photos and written list are your record.

Tile lippage and trim miters. Both hide in plain sight until light hits them a certain way, and both are expensive and disruptive to fix once you've accepted the home.

Yes — that's the whole craft of it. Original millwork, plaster, and finishes are preserved while the electrical, plumbing, and structure behind the walls are brought up to current code. Done right, the house looks untouched and performs like new.

Some do. Districts like Old Northeast and Kenwood carry expectations around materials and proportions. Part of a good restoration is respecting those so the finished home fits the street it sits on.