Lists & addendums
Punch List & Repair List Completion
Inspection repair addendums, pre-listing punch lists, builder walkthrough items and turnover lists worked through and closed out as one project.
The honest version
What this actually involves
A punch list is a different animal from a repair call. It has a deadline, it usually has a third party attached — a buyer, an inspector, a closing date, a tenant move-in — and the items on it were written by someone describing a symptom rather than specifying a fix. 'Loose railing at rear deck.' 'Evidence of moisture at window sill, master bedroom.' 'Door does not latch, hall bath.'
That phrasing is the hard part. An inspection report is a list of observations, not a scope of work. Somebody has to translate each line into 'here is what actually needs to happen, here is what it costs, here is whether a licensed trade is required.' Most homeowners try to do that translation themselves, get it wrong on a few items, and end up either overpaying for things that needed adjustment or discovering at the eleventh hour that item nine requires an electrician they now have four days to find.
We work punch lists as a single project with a single point of contact. Every line gets a disposition: we handle it, we do not handle it and here is who does, or it is not actually a defect and here is why. You get that back in writing so you have something to hand your agent, your buyer or your owner.
Send us these photos and we can usually answer without a visit
- The full report or list — every page, not just the summary
- Photos of the specific items if the report's photos are unclear
- Your actual deadline: closing date, listing date, tenant move-in
- Who is authorized to approve scope and cost
- Which items are already assigned to another contractor
A typical residential inspection addendum is one to two working days once materials are on hand, but the calendar constraint is usually sourcing and licensed-trade availability rather than our labor. Send it as early as you can.
In scope
What's included
Specific enough that you can check your own list against it before you send anything.
- Inspection repair addendum itemsWorking through a buyer's repair request line by line, identifying which items are genuinely in handyman scope and which require a licensed trade or a specialist.
- Pre-listing punch listsThe obvious small defects a buyer, agent, photographer or inspector will notice. Handled before the photos, not after the offer.
- Builder walkthrough and warranty itemsNew-construction punch items that the builder closed out without actually fixing. We will also tell you which ones you should push back to the builder instead of paying us for.
- Rental turnover and make-ready listsMove-out damage, patch and touch-up, hardware, blinds, doors, cleanout and the standard make-ready items, run as one scheduled block.
- Final walkthrough itemsLate-breaking items found in the walkthrough before closing, worked on a compressed timeline when the schedule allows.
- Commercial and tenant turnover punch listsLight commercial punch-list items for restaurants, offices, retail and small business spaces — strictly within non-licensed scope.
- Written line-by-line dispositionEvery item marked as in scope, out of scope with a referral direction, or not a defect. You get a document, not a verbal.
From actual jobs
What this looks like in real life
Our own photos, not stock. Some of these are the state a property was in when we arrived, which is the honest version of this work.
Out of scope
What we won’t do, and why we say it up front.
Every list has at least one item that belongs to somebody else. Naming it early costs you nothing. Finding out after the work has started costs you a second contractor, a second schedule and sometimes a second repair to undo the first one.
There is also an insurance dimension people underestimate. Unlicensed work in a licensed category can give a carrier grounds to deny a claim later. That risk is yours, not ours, which is exactly why we will not quietly take the job.
- Any inspection item requiring a licensed electrician, plumber, HVAC contractor or roofer
- Structural repairs, foundation work or anything an engineer has flagged
- Signing off on, certifying or clearing an inspection item on behalf of a licensed trade
- Providing repair documentation that implies licensed work was performed
- Mold, radon, asbestos or pest remediation
- Anything requiring a permit or inspection sign-off
How it runs
From your photos to a finished job
You should know where you stand by step two, before any money is involved.
Send the document
The inspection report, repair addendum, builder list, turnover checklist or your own notes. PDF, photos of pages, or a forwarded email all work.
We disposition every line
In scope, out of scope, or not a defect. Out-of-scope items get a direction — which trade, and why we are not the right ones.
You see it before we start
You get the marked-up list back so you can approve, cut items, or route the licensed ones to other contractors in parallel rather than in sequence.
We work it as one block
Scheduled against your real deadline. If the deadline is not achievable we tell you when you send it, not two days before closing.
What drives cost
We can't quote a number here. We can tell you what moves it.
Anyone publishing a flat price for this category is either padding it heavily or about to revise it on site. Here is what actually changes the figure.
- Punch lists price better than the same items requested individually, because everything is scheduled and staged once.
- The unknown is usually item count versus item complexity. Thirty cosmetic items can be faster than six that each need investigation.
- Deadline compression costs money. A list with three weeks is a different job than the same list with four days.
- We will tell you which items are cheap to fix and high-impact for a buyer, and which are expensive and low-impact — that is often the most useful thing in the whole exchange.
Travel and setup are charged once whether we do one item or nine. If there is anything else on your mind, add it to the list — the marginal cost of item two is a fraction of item one.
We stop and tell you before doing anything else, and you decide. We do not expand a job on the fly and hand you a revised invoice at the end.
Field notes
Four ways this gets done wrong
Mostly these are things we get called out to repair after somebody else — or a well-meaning weekend — got there first.
Treating the inspection report as a scope of work
It is not one. Inspectors describe what they observed and are deliberately conservative. Some items are genuine defects, some are notes, and some are boilerplate. Pricing the whole report as if every line is a repair is how sellers overspend.
Sequencing licensed trades after the handyman work
If item nine needs an electrician, that contractor should have been called the day the report arrived, not after everything else is done. Licensed trades are the schedule bottleneck. Run them in parallel.
Fixing cosmetics and skipping the item that kills the deal
Buyers forgive a scuffed baseboard. They do not forgive an unaddressed moisture note. Sort by what actually affects the transaction, not by what is easy.
Starting the list four days before closing
The most common reason a punch list fails is not difficulty, it is calendar. Parts have lead times. Trades have schedules. Send the list the day you get it.
Questions
Punch Lists — common questions
Can you give me a written response I can send to the buyer's agent?
Will you sign off on an inspection item?
The report has forty items. Do I have to do all of them?
Can you handle a punch list on a property I have not closed on yet?
Do you work directly with agents and property managers?
What if the list is for a commercial space?
Where we do this
Punch Lists across the Lake Norman region
Each of these pages covers what's different about this work in that specific town — housing eras, permitting authority, and what we actually see there.
Punch Lists in Statesville
Home base. Same-week scheduling is usually realistic here.
Punch Lists in Mooresville
Core service area. We are in Mooresville most weeks.
Punch Lists in Denver
Core service area across east Lincoln County.
Punch Lists in Troutman
Core service area, minutes from home base.
Punch Lists in Lake Norman
All four shoreline counties. Waterfront access details matter — tell us up front.
- Punch Lists in Cornelius, NC
- Punch Lists in Davidson, NC
- Punch Lists in Huntersville, NC
- Punch Lists in Sherrills Ford, NC
- Punch Lists in Terrell, NC
- Punch Lists in Mount Mourne, NC
- Punch Lists in Lincolnton, NC
- Punch Lists in Hickory, NC
- Punch Lists in Newton, NC
- Punch Lists in Conover, NC
- Punch Lists in Catawba, NC
- Punch Lists in Claremont, NC
- Punch Lists in Maiden, NC
- Punch Lists in Iron Station, NC
- Punch Lists in Stanley, NC
- Punch Lists in Harmony, NC
- Punch Lists in Union Grove, NC
- Punch Lists in Olin, NC
- Punch Lists in Cleveland, NC
- Punch Lists in Barium Springs, NC
- Punch Lists in Stony Point, NC
- Punch Lists in Taylorsville, NC
- Punch Lists in Kannapolis, NC
- Punch Lists in Concord, NC
- Punch Lists in Salisbury, NC
- Punch Lists in China Grove, NC
Usually sent together
Related work people add to the same list
Handyman Repairs
General handyman repair for the accumulated list — hardware, trim, mounting, adjustments and the small fixes that make a house feel unfinished.
Drywall Repair
Drywall patching that disappears — nail pops, anchor holes, door dings, water-damaged sections and texture matching that actually matches.
Doors & Hardware
Doors that stick, latches that miss, hinges that sag, locks that bind — diagnosed properly and adjusted rather than replaced by default.
Caulk & Touch-Up
Failed caulk removed and replaced properly, plus honest advice on when touch-up paint will work and when it will look worse.
Junk Removal
Garage, shed, attic and whole-property cleanouts — sorted for donation and recycling where possible, hauled out, and the space left swept.
Next step
Have punch lists on your list? Send it with everything else.
Photos, notes, an inspection report, a screenshot of your notes app — whatever you have. We read every one and reply with a straight answer, including the parts we're not the right fit for.