Working with us
Do you work as a subcontractor for general contractors and property managers?
The short answer
Yes. We work with general contractors, property managers and facilities teams on an agreed scope. Send the work details, location, schedule and vendor requirements. We confirm pricing, availability and the documents needed before work is scheduled.
What you get from one vendor instead of three
Three trades run through one account. One vendor number in your AP system, one W-9, one certificate of insurance, one phone number when a date moves. Send us the insurance language out of your contract and we will have the certificate and the W-9 back before a crew goes on your calendar — and if a requirement in it is above what we carry, we will tell you then, not at the gate on the morning of the pour.
Invoices come out broken down by trade, matching the line items you were quoted. Nothing is bundled into a single number you cannot check against a bid, which matters when you are the one who has to defend the cost to an owner.
It also means one conversation when the schedule slips. If the slab date moves, the steel date moves with it, because it is the same office booking both crews — you do not have to call two companies and hope they talk to each other.
We stay inside the scope we were given
We are not a general contractor and we are not trying to become one on your job. We do not direct your other subs, hold your schedule, or go around you to the owner. You tell us what the scope is, we price it, and we do that.
When something is outside our three trades, you get told plainly instead of quietly subbed out and marked up. Plumbing, electrical past wiring a gate opener, HVAC, roofing, framing and drywall are not ours. If a bid item is written loosely enough that we cannot tell whether it is ours, we ask before we price it rather than after.
One hard line worth knowing up front: insulation removal is non-asbestos only. If what comes off a line looks suspect, our crew stops and you get referred to a licensed abatement contractor. We do not guess at that one.
Lead time, cure time, and holding your dates
Steel is fabricated in the shop off confirmed dimensions, then set in the field, so the loud part of the work happens away from your site. The trade-off is lead time: the shop cannot start cutting until the field measurement is real, so the earlier we can get out and measure, the earlier the gate, rail or carport is ready to hang. Ask for the lead time with the estimate and it comes in writing with the price.
On a mixed job the order does not bend — concrete, then metal, then insulation — and the wait for the slab to take load before steel is anchored into it is a real cure wait, not padding. The reasoning behind each step is in can one contractor do all three.
We plan those waits into the dates we give you instead of discovering them mid-job. If your own schedule is the constraint, tell us what the hard dates are and we will build backward from them or say up front that they will not work.
Occupied buildings and punch lists
In an occupied building the work has to fit around tenants, parking and deliveries, not the other way around. Early starts, sectioned-off pours so half a lot stays usable, and staging around a dock schedule are all normal. Tell us when the building is busiest and we will work the plan around it.
Most insulation goes on with the lines hot, so mechanical spaces rarely have to shut down for us. When a line genuinely does have to come down — a cold section that has to be dried out, or a fitting that has to be exposed — we schedule that window with whoever runs the equipment rather than deciding it ourselves.
Small punch-list items are worth batching. Five separate call-outs for a bent bollard, a cracked walkway and a stripped blanket is five mobilizations you are paying for. Hold the list, send it as one, and we will knock it out in one or two trips — that is most of what commercial property maintenance is.