Project Overview & Background
Pre-listing work has a hard deadline and a specific goal: change what shows in photographs, do not open anything that might not close in time. This Manhattan Beach seller had a dated painted balustrade dominating the entry, with listing photography booked in three days.
We limited scope deliberately. The balustrade was replaced with a slim oak cap and blackened rod infill — high visual impact, entirely non-structural, no permit, no inspection wait. We did not touch the treads, which were serviceable, and we did not open the newel bases despite one being slightly loose, because a hidden problem discovered on day two would have missed the photography.
Structural Challenge:
Working to a fixed date rather than a fixed scope. Everything was fabricated to survey before demolition began, so the old balustrade came out and the new one went in within the same day.
Engineered Solution:
Non-structural balustrade replacement only, fully pre-fabricated to survey so demolition and installation happened in a single day.
It was the first thing our agent commented on. We made the deadline with a day spare.
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