Napa & Sonoma Estate Facility Management

You make the wine. We manage the estate.

Operating a premium winery requires juggling dozens of specialized contractors, demanding insurance mandates, and high-stakes capital projects. Base Layer FM acts as your Fractional Estate Director and Owner's Rep. We manage your facility's physical infrastructure and vendor ecosystem so your team can focus on production and hospitality.

Book a 20-Minute Executive Call Explore Fractional Leadership
CCPIA Certified Commercial Property Inspector
Certified Commercial Property Inspector (CCPIA)
Every estate assessment is led by a credentialed commercial inspector and veteran facility operator, conducted to the CCPIA Commercial Standards of Practice within the ASTM E2018 framework.
The Local Terrain

The Operations Divide

We establish a strict boundary to protect your operations. We don't touch your viticulture, and we don't manage your food and beverage production. We manage the massive, expensive physical estate that houses them, and we price its condition in hard dollars with a forensic Property Condition Assessment.

What We Manage The Physical Estate
  • Property Condition Assessments of every estate building
  • Auditing & managing HVAC / MEP vendors
  • Acting as Owner's Rep for hospitality build-outs
  • Coordinating certified WUI / Fire inspection contractors
  • Managing facility janitorial & security vendor SLAs
  • CapEx forecasting for building infrastructure
What Your Team Manages The Brand & Production
  • Winemaking & Crush operations
  • Food & Beverage compliance (FDA/ABC)
  • Hospitality & tasting room guest experience
  • Viticulture & vineyard management
  • Brand marketing & direct-to-consumer sales
Find Your Solution

What situation are you walking into?

Every estate is different. Tell us where you are in the process and we will show you exactly how Base Layer FM protects your capital at that stage.

Estate Owners and GMs
Running an Estate Without a Facilities Director
Thirty-plus contractors, insurance mandates, and a guest-facing property, and no one technical holding it all accountable. We step in as your Fractional Estate Director.
Fractional Leadership Services →
Buyers, PE & Owners
Buying or Financing Estate Property
Forensic Property Condition Assessments with immediate repair tables and 5-year replacement reserve forecasts, built for buyer-side due diligence on estate and hospitality assets. The depth a checkbox PCA misses.
Property Condition Assessments →
Private Equity and Family Offices
Acquiring a Winery or Estate
The deal is priced on the brand and the vineyard, but the production buildings, caves, and hospitality structures carry the deferred maintenance. We price it before you close.
M&A Due Diligence Services →
Existing Estates
Auditing Your Estate's Infrastructure
A forensic baseline of every building on the property (production, hospitality, and support structures) with deferred maintenance priced and a clear CapEx forecast.
Facility Infrastructure Audit →
Hospitality and Production Groups
Leasing a Facility or Tasting Room
Leasing production space, a warehouse, or an off-estate tasting room? We audit the building's systems before you sign so the landlord's deferred maintenance doesn't become yours.
Pre-Lease Audit Services →
Estate Systems
Security, Networks & Low-Voltage
Access control, surveillance, hospitality networks, and structured cabling are facility problems as much as IT problems. We bridge that gap across the estate.
IT Infrastructure Services →
Owners & Capital Projects
Building or Renovating a Tasting Room or Estate Structure
We manage the design team, the bidding, the contractor, the budget, and the schedule on your behalf, from feasibility through closeout. We hold no part of the construction contract, which is exactly why we can question it.
Owner's Representative Services →
Brokers & Referral Partners
Commercial Broker or Tenant Rep?
Independent, third-party MEP and facility audits that protect your client, your deal velocity, and your commission. We never compete for your relationship.
Explore the Broker Program →
Proof of Execution

The Ground Truth, in numbers.

An estate is a fleet of buildings run by thirty contractors. We've brought exactly that kind of sprawling, high-standards operation under control: every number below is a real engagement.

22%
Maintenance OpEx reduction through vendor consolidation across a premium 7-vessel USCG-regulated fleet
Read the case study →
$1M
CapEx holdback secured for a PE firm acquiring a facility days before closing, after a standard PCA missed it
Read the case study →
$850K
Concessions secured after a cosmetically "refreshed" property concealed ADA and HVAC failures
Read the case study →
$1.5M
Title 24 and backup generator liabilities converted into a landlord concession package before signing
Read the case study →

Plus $350K in Year-1 CapEx eliminated before a lease was signed →

Full Service Scope

Executive oversight for premium brands.

We provide the independent, boots-on-the-ground technical leadership required to harden your physical assets and protect your balance sheet from vendor bloat.

Property Condition Assessments
Lender-ready and buyer-side PCAs with immediate repair tables and 5-year replacement reserve forecasts across every production, hospitality, and support building. Conducted to the CCPIA Commercial Standards within the ASTM E2018 framework.
Fractional Vendor Oversight
A high-end estate relies on 30+ contractors. We hold them accountable. We audit your specialized mechanical vendors to eliminate "ghost maintenance" and ensure you are getting wholesale technical rates.
Hospitality Owner's Rep
For tasting rooms and luxury estates, the facility must be invisible. We manage massive $5M+ renovations, rigorously vetting contractor bids and defending against change-order bloat to ensure absolute quality.
Compliance Coordination
We do not perform the WUI inspections: we manage the certified vendors who do. We ensure their defensible space reports are filed and compliant so your commercial insurance carrier stays happy.

Asset Stewardship for the 707

Based strategically in the Bay Area, we deploy rapidly into Napa and Sonoma to provide the executive-level infrastructure leadership that premium estates demand. We don't coordinate standard janitorial; we protect the physical foundation of the world's finest brands across:

Napa
Sonoma
St. Helena
Healdsburg
Yountville
Petaluma

Powered by Custom AI. Executed by Veteran Operators.

Every estate engagement runs through the Base Layer Platform, our proprietary audit engine and CMMS. Your staff emails one address to report any facility issue; tickets get triaged by trade and priority, preventative maintenance runs on schedule, and every vendor, asset, and warranty across the property is tracked in one system. See the platform behind every engagement →

Common Questions

Wine Country Frequently Asked Questions

We're acquiring a winery or estate. Can you audit the facilities before close? +
Yes, and you should not close without it. Estate acquisitions are priced on the brand and the vineyard, while the buildings carrying them (production facilities, caves, hospitality structures, wells and water systems, electrical infrastructure) hide the deferred maintenance. Our pre-acquisition Quality of Infrastructure audit prices that exposure before signing, the same forensic process that secured a $1M CapEx holdback for a PE firm days before a facility acquisition closed. Read the case study: The Toxic Asset →
Do you provide Property Condition Assessments for estate or hospitality property? +
Yes. When you are buying, financing, or refinancing an estate, we deliver lender-ready and buyer-side Property Condition Assessments with immediate repair tables and 5-year replacement reserve forecasts. We assess every building on the property: production facilities, caves, tasting rooms, hospitality structures, wells and water systems, and electrical infrastructure. Every assessment is led by a CCPIA Certified Commercial Property Inspector and conducted to the CCPIA Commercial Standards of Practice within the ASTM E2018 framework. Learn more: Property Condition Assessments →
Do you perform the Wildland-Urban Interface (WUI) fire inspections? +
No. WUI inspections and CAL FIRE compliance are strictly handled by certified inspectors. Our job is to hire, coordinate, and manage those certified vendors to ensure the physical brush-clearing and facility hardening work gets done exactly as required by your insurance carrier, and that the documentation is filed and audit-ready. Learn more: Fractional Vendor Management →
Will you manage our winemaking equipment or production lines? +
No. We maintain a strict boundary around food and beverage production. We manage the base building infrastructure (the walls, the roof, the heavy electrical panels, the general facility HVAC) so your production team operates in a stable, compliant environment. Learn more: Facility Infrastructure Audits →
Do you manage the construction of new tasting rooms? +
Absolutely. As your Technical Owner's Representative, we manage the entire project lifecycle. We ensure high-end finishes are executed perfectly, contractors stay on schedule, and the hidden mechanical systems meet the standard your brand promises its guests. Learn more: Owner's Representative Services →

Protect your CapEx. Elevate your estate.

Let us handle the contractors and the infrastructure, so you can focus on the guest experience.

Book a 20-Minute Executive Call

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