Fixer Upper
Structural Audit Protocol: True Architectural Bones vs. Surface-Level UpgradesStructural Audit: Substance vs. Surface
Lipstick on a Pig
The Grey Flip Trap
In Vegas, we see "renovations" that are purely cosmetic—cheap grey flooring hiding cracked slabs. I ignore the paint and audit the sub-floor, looking for the quick-flip signals that cost you thousands later.
The Handyman Lens
With my background in structural repairs, I spot the difference between a "cover-up" and a "capital improvement" in seconds.
The Bone Structure
The Panel Audit
A 100-amp panel in a modern executive home is a failure point. I check for 200-amp minimums to support EVs, hot tubs, and smart home racks. If the panel is old, the deal price must drop.
Plumbing Reality
I verify PEX vs. Copper and check for the dreaded "Polybutylene" piping in 90s builds that renders homes uninsurable.
The 1990s Era Audit
The Hidden Costs
Homes built between 1990-2000 in Vegas often have specific failure points: tile roofs nearing end-of-life and AC units that are inefficient SEER 10s. I price these replacements into your offer.
| Component | Life Expectancy |
|---|---|
| Concrete Tile | 30-40 Years |
| AC Units | 12-15 Years (Desert) |
| Pool Equipment | 7-10 Years |
Renovation ROI
Where to Spend
Don't over-improve for the neighborhood. I target high-impact zones: Kitchens (30% ROI), Primary Baths (25% ROI), and desert-smart landscaping.
The Vendor Network
I provide access to my "Black Book" of vetted contractors who show up on time and charge fair market rates, protecting your renovation budget.
