For property managers

One vendor, written response times, a report on every door.

You do not need another handyman in the rotation. You need a vendor who answers, shows up on the date, documents the visit, and does not create a licensing problem for your brokerage.

Portfolio pricing by doorCOI on requestWritten SLAFree 3-property audit

Book the free three-property audit See a sample report

Vendor qualification

Certificate of insurance: On request
Additional insured endorsement: Arranged
W-9 and onboarding paperwork: 1 business day
Licensed trade work: Verified partners
Response times: In the agreement
Report after every visit: Within 24 hours
Portfolio pricing: By door count
Minimum contract term: None

Everything above is answered in full further down this page. Nothing here is aspirational — if it is not running yet, we say so.

What a slow vendor actually costs you

The expensive part of maintenance is rarely the invoice.

A unit that is ready on Thursday and listed on Thursday earns rent. A unit that is ready on Thursday, but where nobody confirmed it was ready until the following Tuesday, does not. You already know your daily rent figure — the cost of a slow turnover is that number multiplied by the days you lost waiting on a callback.

The same arithmetic runs on tenant-reported repairs. A dripping hose bib is a fifteen-minute job and a small licensed-plumber invoice. The same hose bib, unlogged for two seasons, is a soaked wall cavity, a habitability complaint, and a tenant who does not renew.

We are not going to tell you a percentage. Nobody can honestly promise one. What we can tell you is that every visit produces a dated record, so the question “when was anyone last at that property?” has a one-click answer instead of a phone call.

Figures describe potential avoided-loss exposure based on our own published pricing. They are not a savings guarantee, and your property will have its own numbers.

What lands in your inbox after every visit

WO-1428

412 Oak Grove Dr, Elgin TX 78621

Complete

Findings

HVAC filter replaced — 20 × 25 × 1Done
Smoke and CO detectors tested (4 units)Pass
Water heater — data plate recorded, 2016Logged
Hose bib dripping at north elevationAttention
Gutter run over garage holding debrisAttention
Exterior walk — no new movement or stainingPass

Attached photographs

Filter installed

Hose bib drip

Gutter, NE run

Nothing urgent. The hose bib needs a licensed plumber — we have a partner quote coming and will forward it. Gutter clearing quoted at $125 and can ride the next visit.

Response time commitments

These go into the portfolio agreement, not just onto this page. We would rather commit to something we beat every week than to something we miss once.

Situation	We acknowledge	We are on site
Active water intrusion or a safety hazard	Within 1 hour, business hours	Same business day
No cooling or no heat, occupied unit	Within 2 hours, business hours	Licensed partner dispatched same business day
Tenant-reported repair, habitability affecting	Within 4 business hours	Within 1 business day
Routine repair or punch list item	Within 1 business day	Within 3 business days
Scheduled plan visit or inspection	Booked to a named date	On the agreed date
Written report after any visit	—	Emailed within 24 hours

Business hours are Monday to Friday 07:30–18:00 and Saturday 08:00–14:00. A standing after-hours rotation is a later phase, and we will not write it into an agreement before it exists. These commitments are written into the portfolio agreement, not just this page.

Insurance, licensing and paperwork

The vendor questions your compliance team asks, answered before they ask them.

Certificate of insurance available on request

Send us your compliance address and we will have the COI over before the first visit — without you having to ask twice. If your management agreement requires your brokerage to be named as an additional insured, tell us and we will arrange it.

General liability certificate provided before the first visit
Additional insured endorsement arranged on request
W-9 and vendor onboarding paperwork returned within one business day
Every technician working under our own insurance, not a subcontractor chain
Licensed partner contractors carry and evidence their own license and insurance
Photo documentation retained and retrievable by property and date

Why this protects your brokerage

Licensed trade work — plumbing, electrical, HVAC, irrigation, and pest control — is performed by verified, insured, licensed partner contractors. We will not quietly perform licensed work to save a dispatch, because the vendor who does that is the one who eventually creates a claim against the manager who hired them.

How we vet a partner contractor

Where a single vendor relationship pays

Four categories we can defend with our own published pricing. No percentages — see the note above.

Prevention

A gutter clearing is $125–$175 and it is on the price list. Water that has been running behind fascia for two seasons is not on anyone's price list. The value of a scheduled visit is that the first number is the one you pay.

Known cost, on a known date, against an unknown one.

Vacancy

Every day a unit sits unrented is a day of rent you can calculate exactly. A turnover that stalls waiting on three vendors to call back costs those days. We hold the schedule and the access, so the calendar is the constraint rather than the phone.

You already know your daily rent figure. Multiply it by the days you lost last turn.

Dispatch

One call instead of four. We price the job before a licensed contractor is sent out, meet them for access, and verify the work was done — so you are not paying a trip charge because nobody could get in, and not chasing a photograph of the finished work three weeks later.

Fewer trip charges, no second visit for access, one invoice to check.

Portfolio pricing

Priced on how many properties you manage rather than per plan. A portfolio is a mix — occupied, empty, between tenants — and charging the same for every one of them overcharges you on the easy ones. We price against the real mix and revisit it as that changes.

Coverage sized to the portfolio, not to a tier.

Portfolio pricing

Not a tier. A portfolio has a mix — occupied, vacant, turning — and pricing every door the same overcharges you on the easy ones.

Portfolio pricing is based on how many properties you manage, not on a plan tier. Coverage, visit schedule and response times are set against your actual portfolio rather than a tier.

We price by door count against your actual mix, revisit it as the mix changes, and write the response-time commitments above into the agreement. Coverage is quoted after the audit, from what we actually found, rather than from a number you had to guess at over the phone.

Pricing set by door count, banded by how each door is used
Response times written into the agreement, not implied
One monthly invoice with every visit itemised and photographed
Named point of contact who knows your portfolio
Quarterly review of the door mix and the price against it

For portfolios

Start with three properties, free.

We inspect three of your properties at no cost and send you the same reports your owners would get. No contract. If they are not useful, you have lost nothing.

Book the free audit (512) 555-0147

We reply to every request within one business day.

The opening offer

Three properties. Inspected free. No contract.

Pick three properties — ideally your three most annoying ones. We inspect each against the full fifteen-area checklist and send you the same documented reports your owners would receive.

You keep the reports whether or not you hire us. If they are not useful, you have lost an afternoon of our time and nothing of yours. That is the whole offer; there is no second step where a salesperson calls.

Three properties within our service area. One audit per management company.

What you get back

Three full inspection reports, one per property
Dated photographs on every finding
Severity rating and recommended action per item
A written price for anything we found
A portfolio quote by door count, if you want one

Book the audit

or call (512) 555-0147

Questions managers ask us

Do you do plumbing, electrical or HVAC work?

No, and we will not pretend otherwise. Those are licensed trades in Texas. What we do is identify the problem, photograph it, price it properly, and send a licensed partner contractor whose license and insurance we have verified — then manage access and stay on it until the job is finished and documented. You get one point of contact instead of four phone calls.

Are you insured?

Yes. A certificate of insurance is available on request, and we will send it to your compliance address before the first visit without being asked twice. If your management agreement requires you to be named as an additional insured, tell us and we will arrange it.

How fast do you respond?

We reply to every request within one business day. Scheduled work is booked to a named date, not a window. Response-time commitments for portfolio clients are written into the agreement — see the table on the property managers page.

What does the report actually look like?

A dated work order with the property address, every checklist area with its result, photographs of anything noted, and a plain-language summary of what needs attention and what does not. You can download a real anonymized one from the sample report page — no email address required.

What happens if you find something wrong at a vacant property?

Anything urgent gets a phone call within the hour, not an email you read on Monday. We photograph it, make it safe where we can, and tell you what it will take to fix and roughly what it will cost. If it needs a licensed trade, we have the partner contacted before you call us back.

How does portfolio pricing work?

By how many properties you manage, rather than by plan tier, because forty units do not all need visiting as often. We look at your actual mix — occupied, vacant, turning — and price the coverage against it. Start with the free three-property audit and we will quote from what we actually find.

Do you offer after-hours emergency response?

Not yet — a round-the-clock on-call rotation is something we will add later, and we will not promise it before we can keep it. Plan customers get priority response during business hours, and if we find something urgent during a visit we call you straight away.