Atlis Service Guide · Renovation Project Coordination · Transparent Pricing · 2026
How Atlis Coordinates Your Renovation: Inside the 10% Project Coordination Model
Quick Answer
Atlis coordinates rental property renovations and make-readies for a project coordination fee of 10% of the total project cost on any project over $1,000. The $1,000 is simply the threshold that triggers the fee — projects under $1,000 are coordinated with no fee. On a $4,500 make-ready, the fee is 10% of the full amount — a $450 project coordination fee. That fee covers the entire project lifecycle: scope development, vendor coordination, below-retail materials sourcing, timeline management to minimize vacancy, administrative progress check-ins, and a final walkthrough. Because Atlis’s preferred vendor pricing runs below retail, the net cost to the owner is frequently lower than self-managing the same project at retail rates.
By Jean Taveras, CEO & Broker-Owner, Atlis Property Management · Updated June 2026
Property managers are not always transparent about how renovation and make-ready work is priced — and that opacity is where owners get taken advantage of. Hidden vendor markups, undisclosed coordination fees, and vague “maintenance” charges are common in the industry. Atlis took the opposite approach: a single, transparent project coordination fee — 10% of total project cost on projects over $1,000, with below-retail vendor pricing and original invoices available to the owner. This article explains exactly how the model works.
Atlis coordinates renovations across Jupiter, Palm Beach Gardens, West Palm Beach, Boca Raton, Boynton Beach, Delray Beach, Wellington, Pompano Beach, Fort Lauderdale, Miami, and the full South Florida service area. Here is what you are actually paying for, and why it usually costs less than doing it yourself.
The Fee Structure: 10% of Total Cost on Projects Over $1,000
The Atlis renovation project coordination fee is 10% of the total project cost on any project over $1,000. The $1,000 is the threshold that triggers the fee — projects under $1,000 are still coordinated, with no coordination fee. This structure keeps small, routine make-readies economical while applying a simple, transparent fee to larger renovations. Here is how it works across a range of project sizes:
| Project Cost | Project Coordination Fee | Total to Owner |
|---|---|---|
| $800 (minor make-ready) | $0 — coordinated, no fee | $800 |
| $1,000 | $0 — at/under threshold, no fee | $1,000 |
| $2,500 | $250 (10% of $2,500) | $2,750 |
| $4,500 (full make-ready) | $450 (10% of $4,500) | $4,950 |
| $9,000 (rent-ready reno) | $900 (10% of $9,000) | $9,900 |
| $18,000 (major rent-ready) | $1,800 (10% of $18,000) | $19,800 |
| $35,000 (full renovation) | $3,500 (10% of $35,000) | $38,500 |
Projects under $1,000 are coordinated with no fee; on projects over $1,000 the fee is 10% of the total project cost. Below-retail vendor pricing on the underlying work frequently offsets a meaningful portion of the fee.
What the Fee Covers: The Complete Project Lifecycle
Included in Every Atlis-Managed Renovation
- Property assessment and scope development: A walkthrough to identify what the property actually needs — calibrated to the submarket rent gap, not over- or under-scoped.
- Vendor selection and coordination: Licensed, vetted vendors from the Atlis preferred network — no sourcing, vetting, or chasing quotes for the owner.
- Below-retail materials sourcing: Materials and labor at Atlis’s preferred vendor pricing, below retail and industry rates.
- Timeline management: Trades sequenced and coordinated to compress the project timeline and minimize vacancy — the single biggest hidden cost of self-managed renovation.
- Administrative progress check-ins: Coordinating with vendors during the project and relaying updates to you, so issues are surfaced early — without directing the vendor’s means, methods, or construction work.
- Problem resolution: When something goes wrong — and on renovations, something always does — Atlis handles it, not the owner.
- Final QC walkthrough: A documented quality control walkthrough before the unit is listed, ensuring it shows at its best from day one.
Why Managed Renovation Often Costs Less Than Self-Managing
The 10% fee looks like an added cost until you account for the two things it offsets. First, below-retail vendor pricing: Atlis’s preferred vendor network prices materials and labor below the retail and industry rates a self-managing owner pays. On a larger project, the vendor pricing differential can offset a meaningful portion of the project coordination fee. Second, minimized vacancy: a self-managed renovation that runs three weeks longer than a coordinated one costs $2,400 to $3,300 in additional vacancy on a typical Palm Beach County rental — far more than the project coordination fee on most projects.
“Owners look at the 10% and think they’re paying extra. Then they price the same materials at retail, add three weeks of vacancy from an uncoordinated timeline, and discover the managed renovation would have cost them less. The fee buys below-retail pricing and a compressed timeline. Both save money. That’s the part the fee number alone doesn’t show.”
— Jean Taveras, CEO & Broker-Owner, Atlis Property Management · FL Broker CQ1071712
Transparency: No Hidden Markups
Atlis does not mark up vendor invoices behind the project coordination fee. The 10%-on-cost-above-$1,000 fee is the project coordination charge — there is no separate hidden markup layered onto the vendor work. This transparency is deliberate: owners see what the work costs and what the management costs, separately and clearly.
See exactly what your renovation would cost with Atlis project coordination.
We provide a defined scope, a transparent cost breakdown, and a timeline before any work begins. 10% project coordination fee on total project cost for projects over $1,000, below-retail vendor pricing. FL Broker CQ1071712 · BBB Accredited.
Get a Transparent Renovation Quote →Get a Free Renovation Consultation →Frequently Asked Questions
How much does Atlis charge for renovation project coordination?
Atlis charges a project coordination fee of 10% of the total project cost on any project over $1,000. The $1,000 is the threshold that triggers the fee; projects under $1,000 are coordinated with no fee. On a $4,500 project, the fee is 10% of the full amount — a $450 fee. The fee covers scope development, vendor coordination, quality control, timeline management, and final walkthrough. Combined with below-retail preferred vendor pricing, the net cost is often lower than self-managing at retail rates.
What does the Atlis renovation project coordination fee include?
The fee covers the complete project lifecycle: property assessment and scope development, vendor selection and coordination, materials sourcing at below-retail pricing, timeline management to minimize vacancy, administrative progress check-ins, problem coordination, and a final QC walkthrough before listing. Owners receive a defined scope and timeline upfront and are not managing vendors, chasing quotes, or coordinating trades themselves.
Is it cheaper to manage my own rental renovation?
Frequently not. Self-managing a renovation means paying retail vendor pricing, sourcing and vetting contractors yourself, coordinating trades and timelines, and absorbing the cost of delays and mistakes. Atlis’s below-retail preferred vendor pricing often offsets a meaningful portion of the 10% project coordination fee, while the coordinated timeline minimizes vacancy. For most owners, professionally coordinated renovation produces a lower net cost and a faster return to leased status than self-management.
Does the renovation project coordination fee apply to small make-readies?
Projects under $1,000 are coordinated with no fee. On any project over $1,000, the fee is 10% of the total project cost. A $2,500 make-ready carries a $250 fee (10% of $2,500); a $4,500 make-ready carries a $450 fee. This keeps small projects economical while applying a simple, transparent fee to larger renovations. Contact Atlis at 561.473.3664 for a project-specific quote.
What Coordination Looks Like, Week by Week
The clearest way to understand the project coordination model is to walk through how a typical make-ready or renovation actually unfolds with Atlis as the owner’s coordinator. The owner is the contracting party with every vendor throughout; Atlis sources, presents, coordinates, and disburses on the owner’s behalf, but never directs the construction itself.
Before the Work: Scope and Bids
It begins with a walkthrough. Atlis documents the unit’s condition, identifies what the property needs to compete in its submarket, and sources itemized bids from the vetted vendor network. Those bids are issued in the owner’s name and presented to the owner for approval. The owner reviews the real numbers, decides what is in and out of scope, and contracts directly with the vendors. Nothing starts until the owner has approved the scope and the budget. This is the stage where the owner’s spending control is established and documented.
During the Work: Coordination, Not Supervision
Once vendors are engaged by the owner, Atlis coordinates scheduling and access, relays status between the owner and the vendors, and keeps a complete record of approvals and invoices. Each licensed trade controls its own means, methods, sequence, and safety — Atlis does not direct how the work is performed. When a change order arises, it goes to the owner in writing for approval before it proceeds. The owner stays informed and in control; Atlis handles the logistics so the owner is not fielding ten vendor calls.
After the Work: Confirmation and Re-List
When a vendor reports a job complete, Atlis conducts an administrative walkthrough to confirm the work matches the approved scope — a coordination check, not a professional construction inspection — and assembles the punch list of anything the owner should have the vendor address. Once the owner is satisfied, the unit moves straight to listing. Because the coordination, pricing, and marketing run as one connected process, there is no gap between “work done” and “on market.”
Why This Structure Protects You
The project coordination model is not just an administrative convenience — it is a deliberate structure that keeps the owner’s interests protected. Because the owner contracts directly with each licensed, insured vendor, the owner’s recourse for any defect or delay runs to the responsible vendor, where it belongs. Because Atlis disburses only from the owner’s funds as the owner’s agent, the money flow is transparent and the owner is never exposed to a vendor payment dispute that isn’t theirs. And because every bid is itemized and every change order is approved in writing, the owner is protected from the vague-quote, surprise-bill pattern that defines most renovation horror stories.
Coordination vs. Construction: The Clean Line
Atlis coordinates the project on the owner’s behalf — sourcing vendors, presenting bids, scheduling access, relaying updates, confirming completion, and disbursing the owner’s funds. The independent licensed vendors perform and control the construction work. This separation is what lets the owner get hands-on advocacy and a single point of contact without the owner — or Atlis — taking on the role, cost, or liability of being a general contractor.
Does Atlis supervise the construction work on my renovation?
No. Atlis coordinates the project on your behalf — sourcing and presenting vendor bids, scheduling access, relaying updates, confirming completion against the approved scope, and disbursing your funds as your agent. The independent, licensed vendors perform and control the construction work itself, including means, methods, sequence, and safety. This separation gives you hands-on coordination and a single point of contact without anyone taking on general-contractor liability.
Who is responsible if a vendor’s renovation work is defective?
The responsible vendor. Because you contract directly with each licensed, insured vendor, your recourse for any defect, delay, or damage runs to that vendor. Atlis coordinates the project and confirms work against the approved scope administratively, but does not warrant or guarantee the vendor’s workmanship. Atlis helps you collect vendor licensing and insurance documentation so you are positioned to require properly credentialed vendors before work begins.
About the Author — E-E-A-T Disclosure
Jean Taveras — CEO & Broker-Owner, Atlis Property Management LLC
3801 PGA Blvd., Ste. 600, Palm Beach Gardens, FL 33410 · 561.473.3664 · info@atlispm.com
FL Real Estate Broker License CQ1071712 — myfloridalicense.com · BBB Accredited through April 2027
This article describes Atlis Property Management’s renovation project coordination service and fee structure as of June 2026. Vacancy cost figures are calculated from current Palm Beach County market rents. Jean Taveras leads renovation project coordination for 600+ units across Palm Beach County, Broward County, and Miami-Dade.
For informational purposes only. Renovation ROI figures cited are national benchmarks from the sources listed and will vary by local market, property condition, and execution. Not financial advice. Consult Atlis for a property-specific renovation analysis.
Renovation Project Coordination You Can Actually Understand
A single transparent fee — 10% of total project cost on projects over $1,000, with below-retail vendor pricing and no hidden markups. Atlis manages the entire project so you don’t have to.
Get a Transparent Renovation Quote →Get a Free Renovation Consultation →Call — 561.473.3664 →
info@atlispm.com · 3801 PGA Blvd., Ste. 600, Palm Beach Gardens, FL 33410 · FL Broker CQ1071712 · BBB Accredited
