On a property of this size the majority of what we maintain faces the weather: boundary railings, gates, terrace balustrades, external doors and a great many windows. Maintenance here is best planned rather than called out, because the quantity makes reactive repair both expensive and endless.
Surveying a whole property instead of one fault
On a property with forty openings and a hundred metres of railing, dealing with faults one at a time means somebody is always on site and nothing is ever finished.\n\nA single survey that lists everything, grades it by urgency and prices it, turns that into a plan.\n\nWe do that as a one-off visit and give you the list whether or not you use us for the work. On a property this size it is worth having, because it converts an unpredictable running cost into something you can schedule.
Gates that are used many times a day
The main gate on these properties is powered or heavy, often both, and it does more cycles than any other moving thing on site.\n\nWhat fails is the hinge post and the ground track: the post works loose in its foundation, the gate then drops, and the drop destroys the track.\n\nSo a gate that has begun to scrape should be dealt with immediately, not at the next convenient time. Re-setting a post is straightforward. Replacing a gate leaf that has been dragged for six months is not.
Long railing runs and the cost of paint
On a hundred metres of railing, repainting is a substantial job, and doing it at the wrong interval is where the money goes.\n\nToo often and you are paying for paint that had life left. Too rarely and rust gets into the joints and the next cycle includes welding.\n\nThe practical answer is to inspect annually and repaint in sections as each needs it, rather than doing the whole run on a fixed cycle. It spreads the cost and it catches joint failures while they are still a wire brush rather than a welder.
How the job works
- Tell us about the jobSend a few photos, rough sizes and what you need. Use WhatsApp or the form. For a repair, a short video of the door moving helps a lot.
- We call you back in about 2 minutesWe confirm what you need and a time to visit. Where we can, we give you a rough price on the call.
- We come and measureWe measure the opening and check the walls, floor and ceiling around it. Anything made to size is made to these measurements, so they must be right.
- You get a written priceIt lists each item, with GST as its own line. If anything about the job changes, we tell you before we go ahead.
- We fit itYou approve the price and pay the advance. Our own team fits the work, checks that every door and window opens and closes properly, and clears up. Most jobs are done in 3 to 4 days.
