We renovate apartment communities while people are living in them. We handle unit turns, common areas and exterior CapEx for publicly traded apartment and senior living owners. We have delivered over $30 million in three years, and every building stayed open while we worked.
CSLB 1076552·Class B General Building·California statewide
Proudly trusted by
Welltower
Essex Property Trust
Fortress Investment Group
E&S Ring Management Corporation
Wandery Capital
Why AllReady
Institutional standards, without the institutional overhead.
Owners usually pick between two kinds of contractor. A large firm brings the process and charges you for its overhead. A small shop keeps the price down and leaves the process to you.
We are a boutique contractor that works to institutional standards. Our owner, Ruben Palacios, spent twenty years as Redevelopment Division Manager at Essex Property Trust, where he was responsible for more than $500 million of multifamily and commercial renovation and construction.
You get a national firm's standards and paperwork, without paying for their overhead.
Why schedules slip
We build working around your residents into the bid.
A typical bid prices the scope and leaves the residents for the site team to figure out. That is when a six-week schedule slips: a stairwell has to stay open overnight, a leasing tour walks past a torn-out corridor, and six weeks becomes nine. We plan the phasing, the resident notices and the leasing calendar before we give you a number.
The bid did not cost you the schedule. The sequencing did.
What the overrun costs
Three weeks late is not a scheduling problem.
It costs three weeks of rent on every unit in the package.
Run that against your own rents. It is usually more than the gap between the bids you compared.
Miss the fiscal year and the package goes back out to bid.
You rebid it next cycle, at next year's prices.
Residents remember a badly run renovation when their lease is up.
It shows up in your renewals long after the punch list closes.
None of it appears on the bid.All of it lands on the asset.
Why owners hire us
What stops being your problem.
Corridors left open overnight. We work one wing at a time and reopen it before the crew leaves.
Residents calling the regional manager. We send notices before work starts, and residents call us, not you.
Change orders that begin "we did not realize it was occupied." We price the residents into the bid, so that change order never comes.
Tours walking past your renovation. We schedule the work around your leasing calendar.
Chasing a license, a W-9 and a certificate of insurance. We publish our license, bonding and insurance details on our Capabilities page.
Services
What we self-perform and manage.
Grouped by type of project.
01 · Multifamily
Multifamily renovation
We turn units on your lease calendar. We phase corridors, lobbies and amenities so the building keeps running, and we handle exterior CapEx across multi-building sites.
02 · Commercial
Commercial and tenant improvement
We convert warehouses to offices, build out retail and office TI, and finish shell space. You manage one contractor instead of four.
03 · Management
Construction management
We settle scope, budget and schedule before you sign. The number you take for approval is the number we build to.
04 · Restoration
Major CapEx repair and restoration
We repair flood, fire and earthquake damage, fix balconies that fail inspection, and handle the structural work behind them. Our own engineers are on the team.
The project record
Properties we have worked on.
We have renovated these communities across California and Texas. Our scope
varied by property, from corridors and amenities to unit interiors and leasing
offices.
The Auberge at Cedar ParkCedar Park, Texas
The Auberge at Onion CreekAustin, Texas
The Auberge at Vintage LakeHouston, Texas
Ivy Park at BradfordPlacentia, California
Buffalo Creek Assisted Living & Memory CareWaxahachie, Texas
The CamelotHemet, California
Capriana at BreaBrea, California
Ivy Terrace at FullertonFullerton, California
Ivy Terrace at Garden GroveGarden Grove, California
An anonymous quote is worth nothing. A named operator at a company you recognize is worth more than the rest of this site.
Name the scope, the dollar volume, and how the property ran during the work.
Philip KangWandery Capital · awaiting text
A REIT or large-manager operator, on occupied delivery.
Awaiting nameFormer Essex or equivalent · Phil to source
A regional or property manager, on the day-to-day rather than the contract.
Awaiting nameOperator or property manager · Phil to source
Hold · Phil, and this is the highest-value item on the listThe one thing that works on Rovner's site is a single quote: a named person, their title at a REIT, and a number. Theirs says "$15,000,000 for Essex Property Trust." Ruben has done $30M+. One quote like that beats everything else here. Also: Ruben's bio, headshot and year founded.
Contact
Request a bid.
Send us the scope. We walk the property, then send you a price with the schedule and assumptions written out. If you wait for the next budget cycle, you pay next year's prices.
