We signed the lease in March and were serving customers in June. LNB walked the space with our drawings before we committed and told us exactly what the landlord's work letter did not cover.
Marisol Vega
Owner · Independent Cafe
Services
Multifamily Renovation Contractor
Unit turns, interior upgrades, common areas, amenities and exteriors, done at scale, phased around residents who never moved out, and billed against your capex budget in a format your lender already reads.
- Licensed Texas General Contractor
- Bonded & Insured
- Workers’ Comp Carried
- BBB Accredited A+
- NARI Member
- On Site In All 50 States
- Escrow Services Available
Renovation At Scale, Around People Who Never Moved Out
LNB Construction renovates existing multifamily property: unit interiors and turns, common areas, amenity space, and building exteriors. Interior and envelope work at scale, phased around occupied buildings and billed on AIA against a capex budget, is the same muscle as the tenant improvement work that is the rest of this business.
You are not opening a store on a date. You are running a capex budget, a renovation schedule across a rent roll, and an occupancy number you cannot let slip while the work is live. Days per turn is the metric, because every extra day is rent nobody collected.
We renovate and improve property that is already standing and already leased. We do not build ground-up multifamily, and we will say so on the first call rather than three weeks into a bid.
- 20+
- Years In Business
- 250,000+
- Square Feet Built
- 50
- States On Site
- 17+
- Locations Delivered
What We Renovate
Four scopes. Most owners hire us for one and end up giving us the other three.
- Unit Interiors And Turns
- Cabinets, countertops, flooring, appliances, fixtures, paint, lighting, bath surrounds. Run as a repeatable program with a fixed per-unit scope and a days-per-turn number you can plan leasing around.
- Common Areas
- Lobbies, corridors, mail rooms, elevator lobbies, laundry, restrooms, stairwells. The parts of the property every prospect walks through before they see a unit.
- Amenities
- Clubhouses, leasing offices, fitness centres, co-working lounges, package rooms, pool decks, pet spas. The line items that move rents most per dollar spent.
- Exteriors And Envelope
- Siding, stucco, painting, railings, balconies, breezeways, roofing coordination, signage, lighting. Curb appeal and deferred maintenance in one mobilisation.
Unit Turns, Run As A Program
A one-off unit renovation is a job. Two hundred and forty of them is a system, and the difference between a good multifamily contractor and a bad one is entirely in the system.
- One scope, priced per unit.
- We build a fixed scope by unit type, one bed, two bed, whatever your mix is, and price it per unit. You know what unit 214 costs before we open the door, and so does your asset manager.
- A turn schedule that matches your leasing calendar.
- We work from your notice-to-vacate list, not from ours. Units come to us as they empty, we hand them back ready to lease, and the schedule flexes when your occupancy does.
- Days per turn, tracked and reported.
- It is the only number that matters in this scope, because every extra day is rent you did not collect. We commit to a number and we report against it every week.
- Materials bought once, for the whole program.
- Cabinets, flooring, counters and fixtures specified once, bought in program volume, warehoused, and drawn down. That is where the cost saving actually comes from, and it is why a per-unit price on 240 units looks nothing like a per-unit price on six.
- One punch standard.
- Every unit gets walked against the same checklist before it goes back to leasing. Your on-site team should never be the ones finding the missed items.
Common Areas And Amenities
This is the scope with the best return per dollar in multifamily, and the one most owners defer longest.
A prospect decides how they feel about your property in the walk from the parking lot to the leasing office. If that walk goes through a dated lobby, a corridor with worn carpet, and a fitness room with equipment from two owners ago, the unit has to do all the work by itself.
- Leasing offices and clubhouses
- Fitness centres and yoga studios
- Co-working and business lounges
- Package and parcel rooms
- Mail rooms
- Resident lounges and game rooms
- Pool decks and cabanas
- Pet spas and dog runs
- Corridors, lobbies and elevator lobbies
- Laundry rooms
- Stairwells and breezeways
We phase amenity work so the property never loses every amenity at once. If the fitness centre is down, the clubhouse is open. Residents notice, and renewal season is closer than you think.
Exteriors And Envelope
Multifamily exterior renovation is usually two problems at once: the property looks tired, and something has been leaking for a while.
We handle both in one mobilisation. Siding and stucco, painting, balconies and railings, breezeways and stair systems, entry doors, exterior lighting, signage and monument work, and roofing coordinated with your roofer or ours.
The reason to do it as one package rather than four separate vendor engagements: one set of swing stages, lifts and scaffolding, one set of resident notices, one traffic plan, one punch walk. Mobilisation is a real cost in multifamily, and paying it four times is the most common avoidable expense in a capex plan.
Your Residents Never Moved Out
This is the whole job, and it is where most contractors lose properties.
A resident who cannot park, cannot sleep, or cannot get to their door is a renewal you just lost, and a review that costs you the next three leases. The construction is not the hard part. Running construction through somebody’s home without them hating you is the hard part.
- Notices go out before work starts, not after.
- Written, posted, and in your property manager’s hands with enough lead time to answer questions.
- Work hours respect the building.
- No demolition at 7am above an occupied unit. Noisy scopes get scheduled into the window your on-site team agrees to.
- Access stays open.
- Parking, entries, mail, trash, laundry and egress remain available throughout, with signed detours where we have to reroute them.
- The site gets cleaned every day.
- Not at the end of the phase. Every day.
- One point of contact for your on-site team.
- Your property manager gets a name and a number, not a rotating cast. If a resident complains at 4pm, somebody answers.
We put the phasing plan and the resident communication plan in writing before we mobilise, and your property manager approves it before a single notice goes up.
Who We Do This For
- Owners and operators of conventional multifamily
- Value-add investors executing a renovation business plan
- REITs and institutional owners with multi-property capex programs
- Property management companies renovating on an owner’s behalf
- Build-to-rent and single-family rental operators
- Student housing owners working to a summer turn window
- Senior living operators renovating occupied communities
- Affordable and LIHTC owners on a rehab schedule
How This Gets Priced And Billed
Multifamily capex has to survive a budget review, so the paperwork matters as much as the work.
Per-unit pricing on turn programs.
Fixed scope, fixed price per unit type. Predictable, easy to model, and easy to defend upward.
Line-item pricing on everything else.
Common area, amenity and exterior scopes are priced by trade on a schedule of values, so you can see what to cut if the budget moves.
AIA G702 and G703 billing.
Certified payment applications with lien waivers from every tier, in the format your lender, your investor and your asset manager already know how to read.
How AIA billing worksDraw schedules that match your funding.
Bridge loan, renovation reserve, escrowed capex budget or a value-add fund’s project account. We bill to the schedule the money actually releases on.
Monthly reporting on one page: units complete, units in progress, days per turn against commitment, spend to date against budget, and anything threatening the schedule.
What The Finish Work Looks Like
Commercial interiors rather than apartments, because that is the work we have photographed. Drag any handle. The scope on a unit turn is the same list: flooring, cabinets, counters, fixtures, lighting and paint.
ShellFinished
ShellFinished
ShellFinishedHow A Multifamily Renovation Runs
Walkthrough And Scope
We walk a sample of each unit type with your regional and your on-site team, and read the capex budget the same way we read a work letter. You get a written scope per unit type with the exclusions stated plainly.
Budget And Bid
A fixed price per unit type, and a line-item schedule of values for the common area, amenity and exterior scopes. If the scope you have budgeted will not produce the unit you are describing, you find out here.
Permits And Drawings
Turn work is usually permit-light and amenity and exterior work usually is not. We separate the two so units start turning while the clubhouse is still in plan review.
Construction
Phased by building or stack against your notice-to-vacate list, resident notices out ahead of the work, access kept open, and the site cleaned every day.
Punch List And Handover
One punch standard, walked before a unit goes back to leasing, and monthly reporting on units complete, days per turn against commitment, and spend against budget.
What Owners Say Afterwards
The part that matters is not the bid. It is whether the space opened when they said it would.
Our lender wanted G702s and a schedule of values, not a lump sum. LNB billed the way the bank expected from the first draw, so nothing stalled in underwriting.
Dev Ramaswamy
Franchisee · Fitness Franchise
Four units in three states and every one of them looks like the prototype. That is the part I could never get from hiring a different contractor in each market.
Alicia Brenner
Director of Development · Multi-Site Retail Brand
One superintendent, one number to call, weekly progress against the schedule. We were paying rent on a dark store and they knew it.
Tomasz Kowal
Managing Partner · Retail Group
The permit run in our jurisdiction is where these projects usually die. They tracked it and told us where it sat every week instead of going quiet.
Renée Okafor
Practice Manager · Dental Practice
1 of 5
Related Work
Real square footage, real timelines, real brands.
Automotive
Franchise rolled out. National.
Tint World · National
Service bays + customer lounge + retail
Wellness & Fitness
Franchise delivered. On schedule.
Degree Wellness · Houston, TX
Studio + reception + recovery
1 of 3
Related Services
The same crews and the same schedule, on a different kind of space.
Where We Do Multifamily Work
Headquartered in Katy, Texas, on site in all fifty states.
The cities below have pages of their own. An unlisted market is not a no. See every market we work in.
Multifamily Renovation FAQ
Do you renovate occupied properties?
Yes, and most multifamily renovation is occupied. We phase the work by building or stack, keep parking, entries, mail and egress open throughout, and put a written phasing and resident communication plan in front of your property manager before we mobilise.
How many units can you turn per week?
It depends on unit mix, scope depth and how many units your leasing calendar can release to us at once. We commit to a days-per-turn number after we have walked a sample of each unit type, and then we report against it weekly.
What does a multifamily renovation cost?
Unit interiors are priced per unit against a fixed scope, so the number scales predictably. Common area, amenity and exterior work is priced line-item by trade. What moves the number most is scope depth: a paint-and-flooring refresh and a full cabinet-and-counter replacement are different projects.
Do you work on value-add business plans?
Yes. If you have a rent premium target and a per-unit budget from your underwriting, bring both to the first call. We will tell you honestly whether the scope you have budgeted gets you the unit you are describing.
Can you handle multiple properties at once?
Yes. Multi-site programs are how we already run franchise work: one standard, a vetted local trade base per market, and one reporting format across every property.
Do you do exterior and interior together?
Yes, and it is usually cheaper to. One mobilisation, one set of resident notices, one punch walk.
Do you build ground-up multifamily?
No. We renovate and improve existing multifamily property. For ground-up we are not your contractor, and we will say so on the first call.
Will you bill on AIA forms?
Yes, as standard. G702 and G703 certified payment applications with full lien waiver packages from every tier.
Next step
Tell Us About The Property.
Send us the address, the unit count and the scope you have in mind. You will get a walkthrough scheduled inside 48 hours and a per-unit number after it, not a range.
No obligation. No pressure. If we're not the right builder for your project, we'll tell you on the call.
info@lnbconstruction.net
