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MaintenanceCare

A maintenance budget you can actually predict.

A technician on a fixed schedule, the same checks every visit, and a dated photo report afterwards. Month to month, cancel with thirty days notice, and every price on this page carries the date it took effect.

Essential

$49/month

Quarterly exterior check

A second home or a single rental you rarely see in person.

  • Quarterly exterior property check
  • Dated photo record of every visit
  • Priority scheduling ahead of non-plan customers
  • Discounted service call rate on any repair work
  • Maintenance record kept on file for the property
Start with Essential

Most chosen

Standard

$89/month

Quarterly full property inspection

The plan most owners and single-property landlords should be on.

  • Quarterly full property inspection — interior and exterior
  • HVAC filter replacement labor every visit
  • Smoke and carbon monoxide detector testing with battery dates logged
  • Exterior inspection with photographs of anything changing
  • Minor adjustments handled on the spot at no extra call-out
  • Written photo report emailed within 24 hours
  • Priority scheduling and a discounted service call rate
  • Licensed partner dispatch and coordination when a trade is needed
Start with Standard

Premium

$149/month

Monthly exterior, quarterly interior

Absentee owners, short-term rentals, and anything you cannot check yourself.

  • Monthly exterior checks — twelve documented visits a year
  • Quarterly full interior inspection
  • HVAC filter service every visit
  • Detector testing and battery replacement
  • Priority response ahead of all other scheduling
  • Annual gutter cleaning or pressure-washing credit
  • Full maintenance report with year-over-year condition history
  • Named point of contact for the property
Start with Premium

Pricing effective September 2026. Month to month, cancel with thirty days notice. Reviewed quarterly.

Managing more than five properties?

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.

Portfolio pricing — based on how many properties. Ask us.

The fifteen inspection areas

This is what a quarterly inspection actually covers. Specificity is the difference between a real product and a vague retainer — and it is the list your technician works from, not marketing copy.

  1. 01Roofline and drainageVisible damage, sagging gutters, blocked downspouts, standing water at the foundation.
  2. 02Exterior envelopeSiding, trim, soffit, fascia and seals — anything letting weather or pests in.
  3. 03Foundation and gradingVisible cracking, separation, and whether the ground still slopes away from the house.
  4. 04Windows and doorsOperation, locks, weather seals, glazing and screen condition.
  5. 05HVAC filter and airflowFilter changed and size recorded, return air observed, thermostat settings and batteries.
  6. 06Water heaterAge and model from the data plate, corrosion, pan and visible connections.
  7. 07Visible plumbing fixturesObservation only — drips, stains and running fixtures logged and passed to a licensed plumber.
  8. 08Electrical panel and outletsObservation only — panel labelling, visible damage, GFCI test at wet locations.
  9. 09Smoke and CO detectorsEvery unit tested, batteries dated, expired units flagged by room.
  10. 10Ceilings, walls and floorsNew staining, cracking, soft spots and anything that moved since last visit.
  11. 11Kitchen and bathCabinet and counter condition, caulk and grout, under-sink inspection for moisture.
  12. 12Appliance operationEach installed appliance run briefly and observed.
  13. 13Attic and crawl accessWhere safely accessible — insulation, moisture, daylight and pest evidence.
  14. 14Garage and exterior structuresDoor operation and safety reverse, sheds, fences and gates.
  15. 15Pest and wildlife evidenceObservation and documentation, then coordination with a licensed operator.

Where the money actually goes

Four categories where a plan is defensibly worth more than it costs. No percentages, because nobody can honestly promise you one.

01

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.

02

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.

03

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.

04

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.

Questions about plans

What is a Property Care plan, in plain terms?
A technician visits your property on a fixed schedule, performs the same checklist every time, fixes the small things on the spot, and sends you a dated photo report. You pay a flat monthly amount instead of guessing at a repair budget. Nothing is bundled in that you did not agree to, and there is no long-term contract.
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.
Am I locked into a contract?
No. Plans are month to month and you can cancel with thirty days notice. Portfolio agreements are negotiated separately and usually run annually, because that pricing only works if the number of properties is stable.
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.
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.
Why does every price on this site carry a date?
Because we review our pricing against local benchmarks quarterly, and a price without a date is a price you cannot rely on. If a figure here is out of date, the date tells you so before you call.

Not sure which tier fits? Describe the property and we will tell you which one we would put it on — including telling you when the cheapest one is the right answer.

For your property

Tell us what needs doing.

A short form, a reply within one business day, and a written price before anyone turns up.

Request service(512) 555-0147

We reply to every request within one business day.

Managing more than one property? Book a free three-property audit.

Call nowRequest service