Commercial & Multifamily · GC-Lite Execution
Planned CapEx work, unit turns and renovations, tenant improvement buildouts, and common-area refreshes — executed GC-lite: tightly managed trade scopes, one schedule, one accountable party, and none of the big-GC overhead or markup stack. If you have a capital plan, we price it and build it. If you have a RECON PCA, the phasing plan is already the roadmap.
CapEx · Unit Turns · Tenant Improvements
Deferred capital doesn't get cheaper — it gets scheduled by a failure instead of by you. We take the projects already sitting in your capital plan — building repairs and upgrades, unit renovations, TI buildouts, common-area refreshes — and run them with GC-lite discipline: defined scopes, real schedules, photo-documented QC, and a closeout package for the file. No corporate office to feed, no markup stacked on markup.
Roof and envelope repairs, exterior and sealant programs, balcony and walkway work, mechanical-adjacent scopes, and the rest of the capital plan — priced per phase, sequenced by consequence, and executed against your budget years instead of against the next emergency.
Single units to full renovation programs: flooring, paint, kitchens and baths, fixtures, and punch-out, run on a per-unit production schedule so units come back online on dates leasing can actually promise. Documented per unit, priced per unit, no drama per unit.
Tenant improvement buildouts that hit the lease commencement date, and common-area refreshes — lobbies, corridors, amenity spaces, leasing offices — phased around occupancy so the property keeps operating while it gets better.
We start from what you already have — a capital plan, a reserve study, a lease workletter, or a RECON PCA with its ROM and 1/3/5-year phasing. Each project gets a defined scope and a real number, not an allowance that grows later.
Scopes are priced transparently and sequenced against your budget years and occupancy constraints. You see what each phase costs, what it protects, and what we'd cut first if the budget tightens.
RECON self-performs the trades it should and tightly manages the ones it shouldn't — one schedule, one quality standard, one point of contact. Residents and tenants get notice, protection, and a job site that's clean at the end of every day.
Photo-documented QC, warranties, as-builts, and lien releases delivered per project — then the next phase of the plan is priced and scheduled while the crews and the knowledge are still on the property.
Fit
A capital plan that needs to become completed work at predictable cost — without hiring a big GC to manage it or burning your own staff trying to coordinate six trades.
Unit turns, common-area projects, and repair programs across a portfolio, run by one accountable party who shows up, communicates with residents, and closes out clean.
TI buildouts scoped off the workletter and delivered on the lease commencement date — with the documentation both landlord and tenant need at closeout.
Light general contracting: we self-perform the trades where we add value and tightly manage specialist trades where they do — with military-grade scope discipline instead of a corporate overhead structure. You skip the big-GC markup stack — general conditions on top of fee on top of sub markup — while keeping the thing a GC is actually for: one accountable party.
Yes — that's the ideal starting point. A RECON Property Condition Assessment feeds straight in: the ROM and the 1, 3, or 5-year phasing plan become the CapEx roadmap, and we price and execute it phase by phase. Third-party reports work too; we'll pressure-test the scopes before you commit money to them.
That's most of what we do. Unit turns, common-area work, and TI buildouts are phased around residents, tenants, and business hours — with notices handled, access defined, and the property operating throughout. Same playbook as our occupied-building repipes.
Defined scopes get fixed pricing. Programs with real unknowns get priced per phase with the unknowns named up front, so the number moves for reasons you approved instead of reasons you discover. Either way you see the math — no allowance games, no change-order business model.
From a single common-area refresh or a ten-unit turn package up to multi-year, multi-building capital programs. What we care about is that the work is planned and scoped — that's what lets us execute it on purpose instead of at emergency rates.
Scope a Project
Send us the capital plan, the PCA, the workletter, or just the list — and the property it belongs to. We'll walk the scopes, price the phases, and come back with a schedule and a number ownership can approve. Planned work, executed on purpose.
Thanks — your request is in. A RECON team member will reach out within one business day to get it scheduled. If it's urgent, call (720) 555-0134.