Twenty-five years. Nine-figure preservation portfolios. Every lesson learned on the ground, not in a deck.
Six services, each one a discipline we have run on live portfolios rather than advised on from a distance.
Run on live portfolios, not advised on from a distance.
PACT & RAD Conversion Advisory
From pre-award through stabilization. We build the operations narrative for your RFP response, pressure-test the conversion plan, and stay through the messy first year.
- Stage
- Pre-award → stabilization
- Triggers
- 3
Operations Assessments & Turnarounds
A working diagnosis of the asset: staffing structure, workflows, vendor contracts, work-order data, budget vs. actual. Then the fix, sequenced.
- Stage
- Live operations
- Triggers
- 2
Rehab & Capital Scope Advisory (Occupied Buildings)
Kitchens, roofs, elevators, façades, MEP, electrification — we've run them all with residents in place. We reality-check scope, phasing, and logistics before the budget locks.
- Stage
- Before budget lock
- Triggers
- 2
Compliance & Violations Resolution
HPD, DOB, and HUD findings; NSPIRE readiness; MOR preparation. We've sat on both sides of the violations notice.
- Stage
- Any stage
- Triggers
- 2
Lease-Up & Conversion Execution
Project-based voucher income certifications, inspection-standard transitions, resident communications, file build-out — executed, not just planned.
- Stage
- At conversion
- Triggers
- 2
Operational Due Diligence (Owners, Lenders & Investors)
Before you close, an operator walks the asset the way an operator will have to run it.
- Stage
- Before close
- Triggers
- 2
What clients ask before they call.
Five questions that come up before the first conversation. Answered here so the call itself can start somewhere more useful.
- When is the right time to bring you in?
- Earlier than feels natural. Pre-RFP if operations is a scored section; pre-closing if the day-one plan is thin; the day the findings letter arrives if it already has. Late is still workable — the punch list just starts longer.
- Do you replace our property-management company?
- No. We don't rent out staff. We diagnose and fix the system your manager works in, and we leave when the team can hold it.
- How long does an engagement run?
- Diagnosis takes about two weeks; the plan lands in about four. Delivery runs as long as execution needs — some engagements close in a quarter; conversions we stay with through stabilization.
- Can you work with our development partner or lender directly?
- Yes. We regularly sit between owner, manager, contractor, and agency — that's usually where the deficiency lives.
- What do you need from us to start?
- Access. The buildings, the files, the data, and an hour with the people who run them.
Bring us the deal, the deficiency, or the decisions you're stuck on.
Let's work it through.
Work it throughOne business day to a reply3,500+ units advised & operated25 years in NYC