The performance of every real estate investment ultimately depends on the physical condition and ongoing maintenance of the asset. At Steve Ford, Improvement & Maintenance is not a vendor relationship — it is an in-house capability, executed by Prolific, our dedicated construction, renovation, and property maintenance subsidiary. What we build and manage, we also maintain.
Prolific was established as a dedicated subsidiary of Steve Ford to provide integrated, portfolio-quality construction, renovation, and maintenance services across our managed property base. The mandate is straightforward: every improvement we make to a Steve Ford property must meet the standard that maximises the return on renovation investment, not the lowest-cost option, not the highest-finish option, but the optimal option that produces the targeted rent premium at the lowest cost that achieves it.
Because Prolific operates exclusively within the Steve Ford portfolio, it carries accountability that an outside vendor does not. Prolific is not a vendor relationship that can be renegotiated or replaced. It is the in-house execution arm of the same investment thesis that investors have committed capital to. When Prolific delivers a renovation on time and within budget, the investment performs as modelled. When it does not, it is our own accountability.
| SERVICE LINE | SCOPE | QUALITY STANDARD |
|---|---|---|
| Value-Add Renovation | Complete unit renovation for multifamily value-add projects. Kitchen updates (cabinets, countertops, appliances, fixtures). Bathroom refresh (vanity, tile, fixtures). Flooring replacement (LVP throughout). Paint (interior, neutral colour palette). In-unit washer/dryer installation. | Rental-grade durable finishes. Commercial-grade appliances. Neutral colour palette. LVP flooring rated for rental use. All work permitted where required. |
| BRRRR Renovation | Comprehensive renovation of distressed SFR acquisitions to rental-ready standard. Structural assessment and remediation. Mechanical systems (HVAC, plumbing, electrical). Cosmetic improvements to market rental standards. Target completion: 60–90 days. | Rental-ready standard on all mechanical systems. 5-year durability horizon on all cosmetic finishes. All permitted work inspected and approved. |
| Luxury Home Construction | High-end residential construction for Luxury Homes division spec development programme. Coordination with design-build architects and premium finishes subcontractors. On-site supervision throughout construction. | Luxury retail standard. Premium finishes (stone countertops, hardwood flooring, premium fixtures). Completion to full luxury market specification. |
| BTR Community Development | Townhome and single-family construction for Build-to-Rent development programme. Production homebuilding efficiency applied to investment-grade rental construction. Consistent specifications across all units within a community. | BTR durable finish standard — above apartment quality, below luxury spec. Specifications designed for 10+ year rental life with minimal capital improvement requirements. |
| Preventive Maintenance | Scheduled maintenance across the managed portfolio: HVAC service (spring and fall), gutter cleaning, roof inspection, water heater inspection, smoke/CO detector testing, dryer vent cleaning. Executed on a fixed annual calendar. | Steve Ford annual maintenance calendar strictly followed. All service records documented and available in quarterly investor reports. |
| Emergency Maintenance | 24/7 response capability for emergency maintenance events (HVAC failure, plumbing emergency, roof leak, security breach). Guaranteed 2-hour response time for life-safety emergencies. 24-hour response for all other emergency maintenance. | Two-hour response for life-safety. 24-hour resolution or interim remedy for all other emergencies. Tenant communication within 30 minutes of issue report. |
| Make-Ready (Unit Turnover) | Full unit preparation between tenancies. Cleaning, minor repairs, touch-up paint, flooring inspection, appliance check, and condition documentation. Target completion within 7 days of move-out for standard units, 14 days for units requiring renovation. | Property ready for marketing before tenant move-out day where possible. All items from move-out inspection addressed before new tenant viewing. |
| Capital Improvement Projects | Exterior improvements (parking lot resurfacing, landscaping, signage, exterior paint). Common area upgrades (laundry, fitness area, mailboxes). Building system replacement (HVAC, roof, plumbing). | Capital improvement projects underwritten independently before approval. Cost vs. value-add analysis required. All capital improvements must be justified by rental rate or occupancy impact. |
