The inspection came back with a repair list and settlement is in two weeks. Presale repairs, inspection repairs and appraisal repairs are the work this page is about. Most contractors don’t want that job — too small, too scattered, too tied to somebody else’s deadline. Bleecker St. Development is built around exactly that work.
SentriLock access — we don’t need you to meet us there
BSD carries SentriLock access. Send the address and the repair list and we can get into the property, assess the scope and do the work without an agent driving over to open the door. No coordinating three schedules for a twenty-minute look. For a listing agent juggling showings and a closing date, that alone usually saves a week.
Nobody pays until the property settles
The repair list shouldn’t be the reason a deal stalls, and nobody should have to pull cash out before closing to fix it. On presale repairs and inspection report repairs, BSD offers a payment option built around the settlement table.
Pay at Settlement / 91-Day Payment Option: The full contract balance is due at property settlement or 91 calendar days from the BSD invoice date, whichever occurs first. The BSD invoice will be issued upon, or within approximately two business days of, completion of the work. If the balance remains unpaid after the 91st day, a 5% late charge will be assessed on the outstanding balance for each additional 30-day period, or portion thereof, until paid in full.
For you, that means repairs stop competing with the seller’s cash. For a seller whose money is tied up in the sale, it means the list gets done now and settles at closing.
Getting your seller the highest number on the board
Inspection repairs protect the deal you already have. The other half is presale repairs — what a listing gets before it goes live — the updates that move the number a buyer is willing to write. Walk the property with us before you list and we’ll tell you straight which items pay for themselves and which ones won’t.
- Countertops. Swapping tired laminate for granite or quartz changes how the whole kitchen photographs — and the kitchen is what buyers judge the house by.
- Paint. The cheapest square-foot improvement there is. Fresh neutral walls and clean trim make a house read cared-for in listing photos and in person.
- Flooring. Worn carpet in a main room drags an otherwise strong listing down. Luxury vinyl plank goes down fast and shows well.
- Landscaping and exterior cleanup. Curb appeal is the first photo in the listing and the first thing at the showing. Trimming, mulch, a clean walkway and a repainted front door do a lot for very little.
- Bathrooms. Vanity, fixtures, lighting and a resealed tub — usually a one or two day job that removes the biggest objection in a walkthrough.
These can run under the same Pay at Settlement option as the repair work.
What shows up on these lists
Pulled from the repair lists BSD has actually completed, in the order they come up most:
- Electrical — GFCI outlets at kitchens, baths and exterior receptacles, weatherproof covers, open junction boxes, panel corrections and new panels, smoke and CO detectors
- Bathrooms — leaking fixtures, running toilets, failed tub and tile caulk, exhaust ventilation
- Plumbing — supply and drain leaks, P-traps, shutoffs, expansion tank replacements, water heater items
- Drywall, paint and interior repairs — full house repaints, ceiling and wall patches, damaged trim, doors that won’t latch
- Windows and doors — failed seals, sash replacements, hardware, weatherstripping, thresholds
- Gutters, downspouts and drainage — extensions, reattachment, grading away from the foundation
- Exterior and masonry — new chimney crowns, loose brick repointing, stucco and siding repairs
- Ventilation — bath fans, dryer venting, attic and crawl space ventilation
- Flooring — damaged plank and tile, transitions, damaged subfloor repairs
- Roofing — nail pops, missing shingles, ridge vent issues, failed boots, flashings and valleys, and entire roof replacements
- Pest and structural follow-up — termite treatment and the framing repairs that follow
- … and many more. If it turned up on the report, ask us — the list above is what comes up most, not the limit of what we take on.
Certified for the work lenders ask about
- EPA Lead-Safe Certified Renovator — Certification No. R-I-1020971-24-00001. Required for disturbing painted surfaces in pre-1978 housing, which covers a large share of York’s stock. If your listing is older and the repair list touches paint, this is the certification that keeps the work compliant.
- Certified VA Contractor — VA and FHA appraisal repairs handled to the standard the appraiser is looking for.
- PA Contractor License No. PA077284 — fully licensed and insured.
- SentriLock access — property access without a second trip for you.
Why agents in York County call us
- We take the whole list. One contractor, one schedule, one invoice — instead of chasing five trades for eleven small items.
- We work to the settlement date. Tell us the date and you’ll get a straight answer on whether it’s achievable before anything starts.
- Documentation for the file. Photos and completion notes so repairs can be signed off without another trip out.
- Local since 2006. A general contractor working across York County.
Send us the report
Email the inspection or appraisal report with the property address and the settlement date. We’ll review the list, tell you what BSD can take on, and give you a straight answer on whether it can be finished in time.
If the items are simple, we can often price them straight from photos — no site visit needed to get you a number.
Call or text 717-577-5300
Email BSDYORK@gmail.com
Bleecker St. Development, LLC · 340 S. Pine Street, York, PA 17403 · Serving York County since 2006.