Per-Unit Proof. One Invoice. Findings Ranked By Risk.
We run scheduled chimney and fireplace rotations across managed residential portfolios — every unit inspected on its own line, every finding photographed, and the results ranked so the budget goes to the worst units first instead of the loudest complaint.
COI, additional-insured endorsement and W-9 produced to your onboarding spec before the first visit.
You’re not buying a sweep. You’re buying a defensible record.
A fireplace program at portfolio scale fails on logistics and paperwork long before it fails on craft. These are the five places it usually breaks.
The record has to be per unit, not per building
A single line that says the property was serviced proves nothing about unit 214. When an owner, a carrier, or an attorney asks about one address, the answer has to be that unit's own photo set, its own findings, and its own date.
Access is the schedule, not a footnote
Occupied units set the pace. Notice periods, tenants who work days, pets that have to be crated, a lockbox that has the wrong code — the plan for all of that is what decides whether a 40-unit rotation finishes in two days or drags across three weeks.
Budget is finite and the stock is mixed
One portfolio can hold 1980s masonry, prefab metal fireplaces from a 2004 build, and gas inserts a previous owner added without permits. Treating them as one line item either overspends on the healthy ones or under-serves the dangerous ones.
Accounting can't pay a vendor who isn't onboarded
Certificate of insurance, additional-insured endorsement, W-9, the vendor form your system uses. If that packet lands after the work, the invoice sits.
The owner asks in December about a job from March
Findings you can't retrieve are findings you can't defend. Everything we produce is filed by property and by unit so a nine-month-old question takes one search, not a phone tree.
Five steps, in this order.
Portfolio intake & vendor onboarding
You send the property list — addresses, unit counts, fireplace types where you know them, and who the site contact is. In parallel we produce the COI, the additional-insured endorsement, and the W-9 to your onboarding spec, so procurement clears us before the first truck rolls instead of after the first invoice.
Walkthrough and scope
Before any per-unit pricing, we walk the property: roof access, chase and stack condition, how the units tie in, whether the fireplaces are masonry, prefab, or gas. That walkthrough is what turns a guess into a quote, and it's where we tell you if a building has a shared-chase problem that changes the whole scope.
Access plan with your tenants
We build the unit list into scheduled blocks and hand you the notice language to send. Tenants get a window, not a day. We work either with tenant-present appointments or with your entry-by-notice process — whichever your lease and your state's notice rule allow, and we follow your policy, not ours. Missed units go on a documented second-attempt list rather than quietly disappearing.
Per-unit inspection and sweep
Each unit is worked and recorded on its own line: flue scanned, firebox and damper checked, creosote and obstruction noted, gas appliance venting checked where one is present. A photo sits behind every finding. Anything unsafe is shut down and tagged on the spot, with the notice on file.
Risk-ranked findings and one invoice
You get the roll-up ranked A / B / C so the money goes to the worst units first, plus the per-unit detail behind it. Billing follows your structure — one invoice per property, or one per portfolio with a property-level breakout, whichever your owners' statements need.
A, B, C — so the money goes to the worst units first.
Every finding lands in one of three tiers, and the tier is set by what the condition does, not by what it costs. That’s what makes the list usable in a budget meeting.
Conditions that make the appliance unsafe to operate: a breached or separated flue, a blocked vent on a gas appliance, evidence of a flue fire, clearance-to-combustible violations at a live penetration.
Taken out of service and tagged the day we find it, with written tenant notice and same-week notification to you. These are the items that do not wait for a budget cycle.
Deterioration that is not an immediate hazard but is progressing: crown cracking, failed flashing with active water entry, deteriorated mortar joints, a rusted or missing cap, liner corrosion short of breach.
Quoted line by line, each line tied to the finding and photo that justifies it, so you can approve any subset and stage the rest across quarters.
Cosmetic and early-stage conditions, plus normal wear that has a predictable horizon — light spalling, aging cap hardware, a damper that is stiff but functional.
Recorded with photos so next year's inspection can be compared against this year's, which is how you tell real progression from a technician's opinion.
The documentation is the deliverable.
Per-unit line record
Unit number, date, technician, what was found, what was done. One row per unit, exportable, so a question about a single address is answered without opening a file cabinet.
Photo behind every finding
Nothing is asserted without an image. A failed item shows the failure; a passed system shows what passing looked like on that date.
Tag-out and notice trail
Where a fireplace is taken out of service, you get the tag photo, the written tenant notice, and the date — the record that shows the property acted on what it knew.
Property and portfolio roll-up
A one-page property summary with the A / B / C counts, and a portfolio view that ranks properties against each other so the worst building is obvious before the budget meeting.
Owner- and insurer-ready packet
The same documentation, formatted to forward: dated, photo-backed, and written against the standards the work was measured to rather than in shorthand only a technician understands.
Next-cycle schedule
Units are returned to the calendar on the interval their use and fuel type call for, so the rotation is a standing program instead of something you have to re-initiate every year.
Priced per property, after a walkthrough.
Portfolio work isn’t a menu price. Access difficulty, roof pitch, appliance mix, and how many units can be worked per day move the number more than the unit count does, so we walk the property before we quote it. Scheduled per-unit inspection with the full photo record starts at $139 per unit when units are batched into a single visit; repairs are quoted separately, line by line, against the findings that justify them.
You approve scope before anyone works. Nothing appears on an invoice that isn’t in the report, and no repair is performed on a unit before you release that line.
Prices shown are starting estimates and may change with the condition, access, and scope we find on site. Only a written quote from an on-site visit is a price we commit to.
HOA & condo boards
Board-packet proposals, reserve-study input, and the common-element question.
OpenMultifamily venting
Shared-chase camera scans, cross-contamination testing, per-unit lockout.
OpenLevel 2 inspection
The camera-scanned inspection standard behind the per-unit record.
OpenCommercial division
The full compliance program across verticals and portfolios.
OpenSend the property list. We’ll come back with a walkthrough date.
Addresses, unit counts, and what you know about the fireplaces is enough to start. If you already have an onboarding packet spec, send that too and the COI, additional-insured endorsement and W-9 will be waiting before the first visit.
Request a compliance quote
Single-site, multifamily, or national portfolio — tell us the system and the sites.
Property managers — FAQ
How do you handle access to occupied units?
We schedule in blocks and you send the notice — we supply the language and the windows, you send it under your lease and your state's notice rule. Tenants can be present or not; we follow your entry policy, never our own. Units we can't get into go on a documented second-attempt list with the reason, so the gap is visible on the report instead of silently missing. For portfolios where entry is difficult, we've found stacking a property into consecutive days and offering an evening block clears far more units than spreading it across weeks.
Can we get one invoice for the whole portfolio instead of one per unit?
Yes. Billing follows your structure: one invoice per property, one per portfolio with a property-level breakout, or one per owner entity if your statements are cut that way. Tell us how your accounting wants it at onboarding and that's how it comes.
What do you need to become an approved vendor in our system?
The certificate of insurance, the additional-insured endorsement naming your entities, and the W-9 — produced to your specific onboarding requirements, plus whatever vendor form your platform uses. We do that in parallel with the walkthrough so procurement isn't the thing holding up the schedule.
How do you decide which units get repaired first when the budget won't cover everything?
Findings come back ranked A / B / C. A-items are unsafe now and are taken out of service the day they're found, so they aren't a budget question. B-items are the real prioritization work — each is quoted as its own line tied to its own photo, so you can approve a subset, defer the rest, and show an owner exactly what deferring costs and what it risks.
One of our buildings has fireplaces that share a chase. Does that change anything?
It changes a lot. Stacked units on a shared vertical chase can have blockages, unpermitted tie-ins, or cross-leaking flues that put one unit's combustion gases into another's living space. That's a camera scan of the chase and a cross-contamination check, not a unit-by-unit sweep, and we'll tell you at the walkthrough if your building needs it before we price the rotation.
What happens if a technician finds something dangerous while a tenant is home?
The appliance is shut down and tagged before we leave, the tenant is told in writing what was found and that it can't be used, and you're notified the same week rather than in a monthly report. Then it moves to the quote as an A-item. Nobody leaves an unsafe fireplace live because a repair hasn't been approved yet.
Do you handle the gas work on units with gas logs or inserts?
Work that requires a licensed professional — gas, electrical, or structural — is performed or signed off by one, to the code in force where you live. What we always do is inspect and document the venting and the appliance condition, run a CO check, and tag anything that shouldn't be operating.
Get it inspected. Get it in writing.
Flat fee confirmed when you book. Same-week scheduling. A pass/fail verdict within 48 hours.
24/7 Response
Chimney fire, storm hit, active leak, or a flue you're not sure about? We answer 7 AM to midnight and the assessment ends in a written safe-to-use verdict — including a do-not-use notice when the evidence supports one. After-hours dispatch runs subject to crew availability.
Emergency line