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Harborby Signalry
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Owner / assetThis deal

Job brief

Walk the PCA without a hidden year-two roof

How and who for the hotel job—verified when attested.

When the buyer’s engineer walks, I want every major system on a page with a year — so a 'deferred' roof does not become a price chip in month fourteen.

Usable on this screen

Scoped brief

A PCA is a list of systems and years, not a compliment. Walk with a camera. Put year-1 next to year-5. If a roof is 'monitor,' it is not in the file.

Outcome
A property condition memo: twelve systems named, year-1 vs year-5 split, and zero 'TBD' on a roof, boiler, or life-safety line.
Catalog budget band
$8–22k walk and memo, not a GC bid. A worksheet range, not a quote.
Catalog timeline
10–21 days. Not a promise.

  1. Step 1

    Name the twelve systems before the walk

    Roof, envelope, boiler, chiller, life-safety, elevator, kitchen, rooms FF&E, pool, parking, electric, plumbing. A missing name is a later chip.

  2. Step 2

    Split year-1 from year-5 on the same page

    A lump 'capex' is how year-two disappears until the first winter.

  3. Step 3

    Strike TBD on roof, boiler, and life-safety

    Those three cannot be a vibe. Write a year or write 'not inspected' and a date.

  4. Step 4

    Score unnamed systems, not 'the building felt solid'

    Felt is not the metric. Named systems with a year are.

Provider shortlist

  1. People

    Condition Walk

    Property condition memos with years

    Catalog score 8.4. A post-job shape, not a verification. Stable id condition-walk.

  2. People

    Phase & Par

    PIP scope, phasing, displacement

    Catalog score 8.5. A post-job shape, not a verification. Stable id pip-phase.

  3. People

    Sable Underwriting Desk

    Boutique acquisition underwriting

    Catalog score 8.9. A post-job shape, not a verification. Stable id sable-desk.

Download markdownFull who listRecord a result

Leave a record

The next hotel starts from what you leave

Harbor by Signalry stays hotels only. A description, a claim, and a reported result each leave a stable id behind. Nothing here is a price, a customer, or a verification.

  • Buyer

    Describe your job

    No account. Harbor by Signalry opens the closest catalog brief, when not to buy, and a shortlist. A weak sentence stays on the catalog.

    Open a brief

  • Supplier

    Join as a supplier

    Company, jobs served, regions, and a hotel reference. The packet is queued as unverified pending. The form cannot mark it verified.

    Start a claim

  • Hotel

    Record a result

    A metric, before and after, and the dates. It is shown as reported until a person checks the evidence. Verified Outcome is not insurance.

    Record a result

AdviceA deferred roof without a year is a hidden capex line.

Name a verified-outcome priceSit a 30-minute pilotHow ranking works

Situation

What is actually on fire

When the buyer’s engineer walks, I want every major system on a page with a year — so a 'deferred' roof does not become a price chip in month fourteen.

Approaches

Two or three paths — with the give

A named-system memo with years

When. An IC pack that fears the right roof

You give. A prettier brochure PCA

A glossy walk with 'monitor' lines

When. Speed to LOI

You give. A year-two roof the model never saw

Who to involve

  • · Owner / asset manager
  • · GM
  • · Controller
  • · Brand or operator liaison

First 7 days

YAML-shaped: day / theme / tasks / owner / risk / exit. Advice until a case is verified.

  1. day: 1

    Write the fail in one sentence

    • · Write the fail in one sentence. Job: Walk the PCA without a hidden year-two roof.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  2. day: 2

    Pull the last 7 days of the live number

    • · Pull the last 7 days of the live number. If it is missing, that absence is the finding.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  3. day: 3

    Name who owns the workaround today (desk,

    • · Name who owns the workaround today (desk, HK, night audit, owner).
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  4. day: 4

    Walk one peak hour

    • · Walk one peak hour. Write what the system claims vs what the floor did.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  5. day: 5

    Ask vendors the worksheet questions

    • · Ask vendors the worksheet questions. Discard anyone who cannot answer with a caveat.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  6. day: 6

    Pick one approach

    • · Pick one approach. Write when-not-to-buy on the same page.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  7. day: 7

    Run the smallest test that would change Mo

    • · Run the smallest test that would change Monday. No annual contract yet.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

Decision worksheet

Questions, red flags, bands

Take this to a vendor call. Budget bands are Advice — a Harbor shape, not a quote.

Ask the vendor

  1. 1. Who types the status / number — a person, or your product?
  2. 2. What would have happened anyway in 90 days without you?
  3. 3. Show a property of this size and stack. Demo-labeled categories do not count as proof.
  4. 4. What can your agent never do (folio post, mark clean, change a rate)?
  5. 5. What is the kill-switch if guest comments move?

Red flags

  • · A PCA paid by a party who needs the deal to close.
  • · 'Deferred' with no year.
  • · Mixing FF&E par with structure so neither is true.

When not to buy. Do not buy a glossy PCA if the roof is still 'monitor.' Name the year or strike the line.

Do it in-house

Time and a named owner. No vendor. Use the 7-day plan first.

$8–22k walk and memo, not a GC bid

Typical Harbor band for this job — advice, not a quote.

Full program

People + system + 90-day proof. Only if the 7-day plan already failed.

Vendor checklist

Score the call. Keep it on this browser.

Weighted questions — yes/no, scale, or text. Must-pass ids persist on this browser. Pass threshold 70. A no on a must-pass is a walk-away — not a maybe.

Brand
Stack shape — not a partnership

  1. property context · weight 2 · must pass

    Can they name your key count and whether you are independent, soft-brand, or major — without a discovery theater?

  2. property context · weight 2 · must pass

    Do they treat your PMS as a shape (Opera-class / Mews-class / Cloudbeds-class) — not a fake partnership slide?

  3. control · weight 3 · must pass

    Who types the status / number — a person, or your product?

  4. vendor · weight 2

    What would have happened anyway in 90 days without you?

  5. vendor · weight 2

    Show a property of this size and stack. Demo-labeled categories do not count as proof.

  6. vendor · weight 2

    What can your agent never do (folio post, mark clean, change a rate)?

  7. vendor · weight 2

    What is the kill-switch if guest comments move?

Does not clear

0 / 100

must_pass: pca-without-hidden-capex-ctx-rooms, pca-without-hidden-capex-ctx-stack, pca-without-hidden-capex-q1

A must-pass failed. Walk away.

How

The brief

A PCA is a list of systems and years, not a compliment. Walk with a camera. Put year-1 next to year-5. If a roof is 'monitor,' it is not in the file.

  1. Step 1

    Name the twelve systems before the walk

    Roof, envelope, boiler, chiller, life-safety, elevator, kitchen, rooms FF&E, pool, parking, electric, plumbing. A missing name is a later chip.

  2. Step 2

    Split year-1 from year-5 on the same page

    A lump 'capex' is how year-two disappears until the first winter.

  3. Step 3

    Strike TBD on roof, boiler, and life-safety

    Those three cannot be a vibe. Write a year or write 'not inspected' and a date.

  4. Step 4

    Score unnamed systems, not 'the building felt solid'

    Felt is not the metric. Named systems with a year are.

Tradeoffs

  1. A named-system memo with years

    You get. An IC pack that fears the right roof

    You give. A prettier brochure PCA

  2. A glossy walk with 'monitor' lines

    You get. Speed to LOI

    You give. A year-two roof the model never saw

Pitfalls

  • · A PCA paid by a party who needs the deal to close.
  • · 'Deferred' with no year.
  • · Mixing FF&E par with structure so neither is true.

Success criteria

  • · Twelve systems named on one page.
  • · Year-1 and year-5 split.
  • · Zero TBD on roof, boiler, or life-safety.

Who

Ranked for this job

Rank is post-job score, then listed order. Not for sale. Software marked demo is an archetype.

Agencies & contractors

Systems

None ranked in Systems yet. Harbor will not invent a provider.

AI agents

None ranked in AI agents yet. Harbor will not invent a provider.

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When to pick whom

People do the work beside the desk. Software is a system — demo-labeled when it is a category shape. Agents draft; they do not post money or mark a room clean.

ProviderKindScoreFeePick whenWalk away when
Condition WalkPeople
8.4
$8–22k walk and memoA buyer whose last 'deferred' roof showed up in month fourteen.A house that already has named systems and years in the IC pack.
Phase & ParPeople
8.5
$18–36k scope and phasing memoA sale or flag conversion that needs a PIP number with a calendar.A design-only refresh with no rooms closing.
Sable Underwriting DeskPeople
8.9
$35–75k buy-side memoFirst-time or small-fund buyers of a single boutique.Institutional portfolios with an in-house desk.

Open graph

Hotels on this job

This job is not pinned to a house yet. Open the graph to place it on a building, or the investment desk if the work is a sale file. Harbor will not invent a house.

Open hotelsBuy / sell desk

Evidence

Peer case studies

Owner / asset
8.4

The roof had a year

Ridge Par House · 86 keys · Richmond, VA

Claim.
A PCA memo with named systems and years — no hidden year-two roof.
Evidence.
System list vs walk photos; IC pack dated.
Caveat.
An 86-key independent. Not a 400-key pipelined REIT.

Read the case

Verified

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