Home records & contractor verification · San Antonio
Keep residential property records current with turnover documentation, repeat-visit notes and independent contractor-work reviews. Tell us the property, the question and the records you already have. We agree the scope before work begins.
For agents and developers: MCP server at mcp.avodas.tech · what you may do here
Ongoing documentation
We work alongside managers as the documentation arm: capturing turnovers, recording condition before and after work, and keeping each property's record current as normal operations happen.
Condition captured at move-out and move-in, photographed and timestamped, so deposit conversations rest on evidence.
Scheduled or on demand, across one property or a portfolio.
Before-and-after records on service visits, reconciled against invoices.
Each property's file updates as work happens, rather than being rebuilt from scratch each year.
Search across every building at once — every rooftop unit of a given make, every property due an inspection.
When a manager or vendor changes, the replacement receives everything known about the property on day one.
The point is continuity. When a manager leaves, the buildings do not lose their memory with them.
Skepticism as a service
That is not an accusation. It is the structure of the trade, and it is why a second opinion has always been worth paying for. Most contractors are honest — but the honest ones and the rest hand you the same document, an estimate, and you have no way to tell which you are holding.
So the arrangement matters more than the promise. We do not perform the repairs we assess. If one of our products documents or verifies a problem, no part of Avodas does that repair: not Handiwork, and not anyone who pays us for the introduction. You get the finding, and you choose who fixes it. There is no outcome here that pays us better than any other.
What you get is evidence and a plain finding — needed, not needed, or needed but not yet — with the photographs to back it.
The person diagnosing it is the person selling the fix.
Independent condition documentation ahead of closing. What the disclosure says, against what is actually there — and the baseline record stays yours after you own it.
A documented second opinion on a major bid. Photographic and thermal evidence, a plain-English finding, and a fair-price range for the scope.
Before-and-after records on vendor work, reconciled against what was invoiced. For operators running many vendors across many properties.
Timestamped, photographed, and written so it holds up in a negotiation, a claim, or a dispute.
We will never find a problem and then quote you to fix it. If we could, none of the above would mean anything.
These are usually urgent — somebody is waiting on a decision. We scope verification work to move quickly.
Pricing
Ongoing care is quoted against the property and the cadence. Verification is quoted separately and is generally hourly, because the scope is usually one question somebody needs answered quickly.
We will always tell you which you genuinely need, including when the answer is neither.
The rest of it
Documentation and care, residential and commercial. If you have landed on the wrong one, the right one is a click away rather than a phone call.
See an example
See a sample format for comparing visible conditions and keeping sources beside notes.
An illustrative format, not a customer case study. See example fields, evidence gaps and the information needed to scope your own project.
Honestly
Worth saying plainly, because these are the things people assume.
People do ask us for those. Ask anyway — if we cannot do it, we usually know who can, and saying so costs us nothing.
Next step
A bid you are unsure about, a portfolio that has drifted out of date, or a turnover next week. We will tell you what it would take.