Home · Buying & selling
Know what the house costs before it is yours.
Most people find out what a house really needs after they own it. We walk it with you first — before the offer, before the listing — and put a number on the work.
Before you buy
A renovation number before you are committed to it.
A home inspection tells you what is wrong. It does not tell you what it costs to put right, and that is the number that decides whether the house is a deal.
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We walk the house with you
Before the offer where we can, during attorney review where we cannot. Roof, envelope, mechanicals, structure, and the finishes you would actually change.
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You get a written cost range
Trade by trade, in the same format we use to bid real work, so you can take it to the negotiation instead of guessing at a repair credit.
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Cosmetic or structural, said plainly
A kitchen from 1994 is a weekend decision. A settled foundation, a failing main, or knob-and-tube behind plaster is a different conversation. We tell you which one you are looking at.
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And what it takes to get it done
Which trades, in what order, how long, and what your town’s building department will want. Useful whether you hire us afterward or not.
Before you sell
Not every dollar you spend comes back.
Sellers routinely put money into the wrong rooms. The work that moves a sale price on Long Island is rarely the work people assume, and it is almost never the most expensive thing in the house.
What we look at
- Roof, siding, windows — what a buyer sees first
- Anything an inspector will flag and price against you
- Kitchens and baths: refresh or leave alone
- Open permits and unpermitted work
- Cleanout, paint and the cheap things that photograph well
What you get
- A short list of what to do and what to skip
- Real costs for each item, from the trades who would do it
- An honest read on what the work is likely to return
- The crews to do it, if you want them
We are not estimating your sale price. That is your agent’s job and we will say so.
If you would rather not list it
Off-market, and straight about it.
Some houses do not want to be listed. An estate, a rental nobody wants to keep, a job half finished, a property that needs more work than the seller wants to manage. Those usually sell quietly.
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We work with buyers who purchase directly
As-is, no listing, no staging, no open houses, and no repairs asked of you. If your house fits what they buy, we will tell you and put you in front of them.
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You will know what the work is worth first
Before you take any offer, we price the repairs the way we price a renovation. A direct sale should be a convenience decision, not an information one.
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And if listing is better for you, we will say that
Plenty of houses do better on the open market. When yours is one of them, we would rather tell you and keep the relationship than buy it cheap.
Sub Pro LLC is a construction consultant. We are not a real estate brokerage, we do not list houses, and we are not paid a commission on a sale. When a buyer we are connected to has an interest in your property, we say so in writing before you decide anything.
Who this is for
Four people who call us before a house changes hands.
Bidding on a fixer
You love the block and the house needs everything. You need the renovation number before you decide what to offer.
Listing in the spring
You have a few months and a limited budget. You want the two or three jobs that actually change the number, not a full renovation.
Handling a parent’s house
Forty years of contents, deferred maintenance, siblings in three states. You want to know the options before anyone spends anything.
Running the numbers
You need a scope and a cost you can underwrite against, from someone who will also stand behind managing the work.
Send the address and a few photos.
Tell us whether you are buying, selling, or still deciding. The first conversation and walkthrough is free, and you are under no obligation to use us for the work.