The remodeling glossary.

A 35R report is a property assessment tool that categorizes repair needs into three buckets: Repair, Replace, and Restore. It gives sellers and buyers a prioritized picture of needed work.

An annual maintenance plan is a subscription-based service where homeowners pay a recurring fee in exchange for scheduled seasonal visits, preventive maintenance tasks, priority response, and discounts on additional services. Plans are typically tiered (Essential, Complete, Concierge) with visit frequency and inclusions scaling by tier.

An as-is sale means the seller is listing the property in its current condition without making repairs or offering concessions. Common for estate sales and distressed properties.

Automated follow-up sends pre-written emails or texts to customers at scheduled intervals — quote follow-ups, review requests, and seasonal reminders — without manual effort.

Backerboard is a rigid, moisture-resistant panel installed beneath tile in wet areas like showers, bathroom floors, and kitchen backsplashes. Unlike drywall, it doesn't rot when wet.

A bid is a firm, fixed price offer. An estimate is an approximation that may vary based on actual conditions. Clients often confuse the two, leading to disputes.

A bulk maintenance contract is a service agreement between a property manager and a contractor covering scheduled maintenance and priority response across many properties at a discounted bulk rate. Contracts typically include unit counts, regional scope, response-time guarantees, and an annual or quarterly billing cadence.

A buyer repair request is a formal written request asking the seller to fix specific items identified in the home inspection before closing.

Capital expenditure (CapEx) refers to major property improvements that increase long-term value, like a new roof or HVAC system. Operating expenses (OpEx) are routine recurring costs like minor repairs and cleaning.

Caulking and sealing fills gaps and joints around windows, doors, bathtubs, sinks, and exterior penetrations to prevent water intrusion, drafts, and pest entry.

A Certificate of Insurance (COI) is a one-page document issued by an insurance carrier that proves a contractor carries active general liability and workers' compensation coverage. Most property managers and commercial clients require a current COI before any work begins on site.

A certificate of occupancy is an official document certifying that a building meets all required codes and is safe for occupancy. Required after significant renovation or new construction.

A change order is a formal written document that modifies the original scope, cost, or timeline of a construction project. Industry data shows that 60-80% of remodeling projects have at least one change order.

A change order is a written amendment to the original contract documenting changes to scope, materials, timeline, or price. Both parties must sign before additional work begins.

A client portal is a secure login where homeowners, realtors, and property managers can view job status, approve estimates, sign documents, make payments, and access service history without calling or emailing. It's the simple, focused version of a full client platform.

Code compliance means ensuring a property meets all applicable building codes and regulations. Issues like unpermitted additions or outdated electrical panels can delay or derail a sale.

Common area maintenance refers to the upkeep of shared spaces in multi-tenant properties — hallways, lobbies, parking lots, stairwells, and landscaping.

A CMA is a realtor's assessment of property value based on comparable recent sales. The repair impact component shows how property condition affects market value relative to comparables.

Time and materials (T&M) charges based on actual hours and materials used. Fixed price charges a single agreed amount for a defined scope. T&M suits open-ended work; fixed price suits clearly defined scopes.

Cosmetic updates are non-structural improvements to improve appearance — fresh paint, new flooring, updated hardware, modern light fixtures, and landscaping.

A cost-plus contract is a construction agreement where the homeowner pays the actual cost of labor, materials, and subcontractor services plus an agreed-upon markup percentage (usually 15-25%) covering the contractor's overhead and profit. Receipts and invoices are shared openly with the homeowner.

Crawl space encapsulation is the process of sealing a home's crawl space with a heavy-duty vapor barrier across the floor and walls, conditioning the air, and addressing insulation and ventilation. A typical PNW encapsulation runs $8,000-$18,000 depending on square footage and moisture conditions.

A CRM is software that organizes and manages all business interactions with customers and leads — storing contact details, job history, communication logs, and follow-up reminders in one place.

Curb appeal is the visual attractiveness of a property as seen from the street. Strong curb appeal creates a positive first impression and influences sale speed and price.

Deck repair involves fixing structural or cosmetic issues with outdoor wood or composite decks — replacing rotted boards, tightening fasteners, repairing railings, and staining.

Deferred maintenance refers to repairs and upkeep that have been postponed over time. When maintenance is repeatedly delayed, small problems compound into larger, more expensive repairs.

Interior demolition is the controlled removal of existing materials, fixtures, and structural components inside a building to prepare for renovation. It's selective — removing old cabinets, tearing out flooring, or taking down walls.

A digital work order is an electronic version of a paper job ticket containing job description, customer info, instructions, checklists, and sign-off fields — completed from a mobile device in the field.

A door jamb is the vertical structural frame lining the interior of a door opening — the two side pieces and the horizontal head jamb that the door closes against.

Door repair and adjustment covers fixes to ensure doors open, close, latch, and seal properly. Common issues include sticking, dragging, loose hinges, or failure to latch.

Dryer vent cleaning is the removal of accumulated lint and debris from the duct line connecting a clothes dryer to the home's exterior vent. The U.S. Fire Administration attributes roughly 2,900 home fires per year to clogged dryer vents — most preventable with annual cleaning.

Drywall finishing levels are a standardized 6-step scale (Level 0 through Level 5) defined by the Gypsum Association that describes how smooth and refined a drywall surface is.

Drywall repair refers to fixing damaged sections of interior wall or ceiling material made from gypsum board. Damage can range from small nail holes to large holes caused by impact or water.

Emergency maintenance refers to urgent repairs that must be addressed immediately due to safety risks or habitability threats — burst pipes, heating failures, gas leaks, or major roof damage.

Estimate software helps contractors create detailed, professional price quotes with itemized labor, materials, markups, photos, and scope descriptions — and send polished proposals directly to customers.

Exterior painting applies weather-resistant paint to the outside surfaces of a home. Surface prep including pressure washing, scraping, and priming is critical for a long-lasting result.

Fence repair covers fixing damage to residential fencing — replacing broken boards, straightening leaning posts, repairing gates, and treating or staining wood fences.

Field service management software schedules, dispatches, and tracks workers at customer locations. It includes job scheduling, mobile work orders, GPS tracking, invoicing, and customer communication.

A final walkthrough punch list is a record of outstanding repairs that must be completed before a real estate sale closes, created during the buyer's last visit to the property.

Flashing is thin sheet metal installed at joints and transitions on a home's exterior to prevent water from penetrating behind siding and around windows. Failed flashing is responsible for an estimated 90% of water intrusion problems.

Framing is the skeleton of a building — the network of wooden studs, joists, beams, and headers that gives a structure its shape and supports everything above it.

A general contractor license is a state-issued credential that authorizes a contractor to manage and oversee construction projects involving multiple trades. In Washington state, GC licensure requires bonding, insurance, and registration with the Department of Labor & Industries.

GPS dispatch and routing shows real-time technician locations on a map and automatically plans the most efficient sequence of job stops, reducing drive time and fuel costs.

Grout cleaning and regrouting involves removing stained, crumbling, or failing grout from between tiles and applying fresh grout to restore appearance and waterproof function.

Gutter cleaning and repair removes debris from gutters and downspouts and fixes sagging sections, separated joints, and leaks. Clogged gutters cause water to overflow near the foundation.

Habitability standards are the minimum legal and safety requirements a rental property must meet — functioning heating, plumbing, electrical, weatherproofing, and freedom from health hazards.

Hardwood floor repair covers fixes for solid or engineered wood flooring, including filling scratches, replacing damaged planks, fixing squeaky boards, and addressing cupping or buckling.

Home inspection findings are the documented issues identified by a licensed inspector during a property inspection, ranging from minor maintenance items to major structural concerns.

Insurance claim repair is construction work paid by a homeowner's insurance policy following a covered event. The process involves an adjuster assessment, typically using Xactimate software.

Interior painting is the application of paint to walls, ceilings, and trim inside a home. A professional job includes surface prep, cutting in edges, and rolling walls for an even, streak-free finish.

Job costing tracks all expenses for a specific project — labor, materials, subs, and overhead — to determine actual profit or loss and improve future pricing.

The sill plate is the bottom horizontal piece of wood (typically pressure-treated 2x6 or 2x8) bolted to the foundation, on top of which the floor joists rest. Joists are the parallel horizontal members that span between sill plates and walls to support the subfloor and finished flooring above.

A labor rate is the dollar amount charged per hour for a technician on a job. There are two rates: cost rate (what it costs to employ someone) and billing rate (what the client is charged).

Laminate flooring is a multi-layer synthetic product with a high-density fiberboard (HDF) core. It's less expensive than LVP but absorbs moisture and will warp if exposed to water.

A lead generation service connects homeowners requesting work with vetted contractors in their area. Major U.S. platforms include Google Local Services Ads (LSA), The Home Depot's Pro Referral, Houzz Pro, Angi, and Thumbtack — each charging contractors per lead, per click, or as a subscription.

A lien waiver is a signed document where a contractor or subcontractor relinquishes the right to file a mechanic's lien against the property in exchange for payment received. Conditional waivers take effect when payment clears; unconditional waivers take effect immediately upon signing.

A line-item estimate is a project quote that breaks down every cost individually — labor, materials, permits, and subcontractor fees listed as separate line items rather than one lump sum.

Listing-ready refers to the condition a property needs to be in before it is officially listed for sale — cleaned, repaired, staged, and photographed for the best first impression.

A load-bearing wall is a wall that supports the weight of the structure above it and transfers that load down to the foundation. In a typical two-story home, roughly 50% of interior walls are load-bearing.

LVP is a multi-layer synthetic flooring product designed to look like hardwood while being 100% waterproof. It's currently the most popular flooring choice in Pacific Northwest remodels.

A maintenance reserve is a dedicated pool of money set aside for future repair and maintenance costs, providing a financial cushion so unexpected repairs don't create cash flow crises.

A maintenance visit report is a structured document delivered after a scheduled service visit, typically including completed task checklist, photos of work performed, condition observations, flagged action items, and recommended follow-up. Modern reports are delivered digitally with photo evidence rather than as paper invoices.

Make-ready refers to getting a rental property cleaned, repaired, and prepared before a new tenant moves in — painting, patching drywall, replacing fixtures, and deep cleaning.

Material markup is the percentage added to material costs before charging the client, covering sourcing, purchasing, transporting, and managing materials. Typical range is 10-30%.

A module-based platform is software designed so that features can be enabled or disabled per customer through admin-controlled toggles. This allows each contractor to pay only for the capabilities they actually use — scheduling, estimating, smart home, referral programs — rather than buying a monolithic all-or-nothing license.

A moisture barrier is a layer of material — typically 6-mil polyethylene plastic sheeting — installed to block ground moisture and water vapor from migrating into floors, walls, or crawl spaces.

Multi-tenant SaaS is a software architecture where many separate customer organizations share the same application instance, with data strictly isolated between them. Each customer (tenant) sees only their own data, users, and settings, while the underlying platform is operated centrally for efficiency and consistent updates.

Multi-unit repair refers to coordinating and completing maintenance tasks across several rental units or buildings, often simultaneously.

Overhead and profit (O&P) is the combined percentage added to estimates to cover indirect business costs and intended profit. Overhead includes rent, insurance, vehicles, tools, and marketing.

Paint sheen refers to the level of gloss or reflectivity in a paint finish, ranging from flat to gloss. There are 5 main levels: flat, eggshell, satin, semi-gloss, and gloss.

Permanent LED lighting is a year-round outdoor lighting system installed under roof eaves and architectural lines, capable of producing programmable shows for holidays, sports events, or daily ambient lighting. Quality systems use individually-addressable RGB LED pucks controlled by a phone app and music sync features.

A property's permit history is the public record of all building permits filed and finalized for that address. Active or unfinalized ("open") permits at the time of sale can delay closing, as lenders and title insurers often require resolution before recording the deed.

Photo documentation is the practice of taking dated, organized photographs at key stages of a job — before, during, and after — creating a visual record that protects against disputes.

Popcorn ceiling removal is the process of scraping off the bumpy, spray-applied acoustic texture popular in homes built before the 1990s. Older ceilings may contain asbestos and must be tested first.

A pre-inspection is a home inspection that the seller commissions before listing the property, rather than waiting for the buyer's inspection during escrow. Pre-inspections give sellers a chance to address findings on their own timeline, typically reducing buyer negotiation leverage and accelerating closing.

Pre-listing repairs are improvements made before putting a property on the market to maximize sale price, reduce buyer objections, and help pass inspection.

Pressure washing uses high-pressure water spray to clean exterior surfaces including siding, driveways, decks, and fences. It removes dirt, mold, mildew, algae, and stains.

Preventive maintenance is the practice of regularly inspecting and servicing property systems and components before problems occur, catching small issues early and avoiding costly emergency repairs.

Primer is a preparatory coating applied to a surface before paint to improve adhesion, seal porous materials, and create a uniform base. Skipping primer is one of the most common DIY mistakes.

A property inspection is a formal review of a rental unit to assess its condition, typically done at move-in, move-out, and periodically during tenancy.

A property portfolio is the full set of properties under a single property manager's or owner's control. Portfolios are typically organized by region, property type, or owner, and are tracked together for financial reporting, maintenance planning, and vendor management purposes.

A property record is a structured digital history of a home — including mechanical inventory, paint codes, material SKUs, warranty registrations, and visit history — that persists across ownership changes. Modern home service platforms maintain the record at the property level so it transfers to new owners on sale.

Property turnover is the process of preparing a rental unit for a new tenant after the previous one moves out. It typically involves cleaning, repairs, painting, and inspections.

A punch list is the to-do list of small remaining tasks that need to be finished or fixed before a construction or remodeling job is officially complete. On a typical kitchen or bathroom remodel, the punch list averages 5-15 items and is usually resolved within 3-5 business days.

A Progressive Web App (PWA) is a website that installs on your phone or computer like a regular app — without the app store. You open it from your home screen, it can work offline, and it can send notifications, but it auto-updates like a website so you never have to manually upgrade it.

R-value is a measurement of an insulation material's resistance to heat flow — higher R-values mean better insulation. Pacific Northwest energy codes typically require R-30 to R-49 in attics, R-15 to R-21 in walls, and R-30 in crawl space floors, depending on the building's climate zone.

Rent-ready condition means a rental unit has been fully cleaned, repaired, and prepared to meet habitability standards and be presented to prospective tenants.

Retainage is a percentage of each progress payment — typically 5-10% — withheld by the homeowner or property owner until project completion is certified. Retainage incentivizes the contractor to finish punch list items and obtain final inspections before receiving the final payment.

Scope creep is what happens when a project gradually expands beyond its original boundaries — usually through a series of small 'while we're at it' additions that collectively blow the budget and timeline.

A scope of work is a written document defining exactly what work will be performed, what materials will be used, what is excluded, and what the client receives upon completion.

A seller concession is a financial credit offered to the buyer instead of completing repairs before closing, typically in response to inspection findings.

A service subscription is a recurring billing arrangement where a homeowner pays monthly, quarterly, or annually for ongoing services rather than per-visit transactions. Common service subscription models include maintenance plans, smart home monitoring, and pest control, with annual prepay typically discounted 10-15% versus monthly.

Siding is the exterior wall cladding that protects a home from weather while defining its curb appeal. Fiber cement dominates Clark County renovations due to its wet-climate performance.

A skim coat is a thin layer of joint compound — typically 1/16 to ⅛ inch thick — applied over an entire wall surface to create a perfectly smooth, paint-ready finish.

Smart home monitoring uses connected sensors — water leak, smoke, freeze, door, motion — paired with a central hub to alert homeowners or service providers when an event occurs. Modern systems use the Matter standard to interoperate across hardware brands without vendor lock-in.

Smart thermostat installation is the replacement of a traditional thermostat with a Wi-Fi-connected unit (Nest, Ecobee, Honeywell Lyric) capable of remote control, scheduling, and energy use tracking. Modern smart thermostats often pay for themselves in 1-2 years through HVAC efficiency savings.

The soffit is the horizontal underside of a roof overhang, and the fascia is the vertical board running along the roofline where gutters attach. Together they protect the rafters and provide ventilation.

Staging repairs are the minor cosmetic fixes completed before a home is professionally staged — patching nail holes, paint touch-ups, fixing squeaky doors, and replacing dated fixtures.

Stripe Connect is a payment infrastructure that lets a software platform process payments on behalf of many separate businesses, with funds flowing directly to each business's own Stripe account. Platforms using Connect never commingle customer money — each contractor receives subscription and invoice payments straight to their own bank account.

Subcontractor markup is the percentage a general contractor adds to a subcontractor's bid to cover coordination, project management, warranty exposure, and risk. Industry-standard markups range from 15% to 35%, with 25% being typical for residential remodeling.

The subfloor is the structural layer of flooring nailed or screwed directly to the floor joists. In most Pacific Northwest homes, it's ¾-inch tongue-and-groove plywood or OSB.

Subfloor repair involves fixing the structural layer of plywood or OSB beneath finished flooring. A damaged subfloor feels soft, spongy, or squeaky and is often caused by water damage.

Sump pump service is the inspection, testing, and maintenance of the pump system that removes groundwater from a basement or crawl space sump pit. Annual service typically includes float-switch test, motor check, battery backup verification, and pit cleanout to prevent the silent failure that causes most basement floods.

Tenant improvement refers to customizations or renovations made to a rental space to meet a tenant's specific needs, typically in commercial real estate with a TI allowance budget.

Texture matching is the craft of applying new drywall compound or spray texture to a repaired area so it blends seamlessly with the surrounding wall surface.

Tile repair involves fixing cracked, chipped, loose, or missing tiles on floors, walls, showers, and backsplashes. Matching existing patterns and grout color is key to a seamless repair.

Transition strips are narrow molding pieces installed where two different flooring surfaces meet. They cover expansion gaps and provide a clean, safe edge where floor heights differ.

Trim and baseboard repair involves fixing or replacing the decorative wood moldings along walls, doors, and windows. Common issues include gaps, cracks, nail pops, and water damage.

Trim refers to the decorative woodwork installed around doors, windows, ceilings, and floors. Casing specifically frames the perimeter of a door or window opening, covering the gap between jamb and drywall.

A unit turn refers to the specific tasks completed to flip a rental unit from one tenant to the next. It is a condensed version of property turnover, often used by property managers to describe the quick turnaround.

A vapor barrier is a sheet material — typically reinforced polyethylene at 6-mil to 20-mil thickness — installed to prevent moisture migration from soil or humid air into building assemblies. In crawl spaces, the barrier covers ground and wraps up onto foundation walls.

Vendor management is the process of selecting, coordinating, and maintaining relationships with contractors and service providers who perform work on a property.

A W-9 is an IRS form that contractors and subcontractors complete to provide their legal name and taxpayer ID to clients who will issue 1099 forms at year-end. Property managers and businesses are required to collect a W-9 from any contractor they pay $600 or more in a calendar year.

A warranty is a promise that work will remain defect-free for a defined period. A callback is when a client reports a recently completed repair has failed. Professional contractors have clear policies for both.

Weatherstripping is material applied around door and window edges to create an airtight seal preventing drafts, moisture, and outside air from entering.

White-label software is a platform that one company operates but allows other businesses to brand and present as their own. For contractors, this means using a third-party platform that displays the contractor's logo, colors, and domain to customers — who never know which underlying software powers the experience.

Whole-home leak detection is a smart device installed on the main water supply line that monitors flow patterns, detects leaks anywhere in the home's plumbing, and can automatically shut off the water supply when an anomaly is detected. Insurance carriers often offer 5-10% policy discounts when these devices are installed and active.

Window glazing refers to the glass pane(s) installed in a window frame, as well as the compound used to seal glass into that frame. In modern homes, it typically means double- or triple-pane insulated glass units.

Window repair includes fixing windows that don't open, close, lock, or seal properly. Common repairs include replacing sash cords, fixing stuck windows, and replacing failed glass seals in foggy double-pane units.

A work order is a documented request to complete a specific maintenance or repair task at a property. It includes the job description, location, priority level, and assigned contractor.