Property Maintenance

Maintenance that protects the home—and keeps you informed.

When something breaks, you don't need panic. You need a plan, fast. We triage, coordinate vetted vendors, and give you clear options with photo updates—so you can approve with confidence.

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How we prioritize maintenance

Every request is triaged by urgency so the right response happens at the right speed.

Emergency

Response: Immediate

Active flooding, gas leak, fire damage, no heat in winter, sewage backup, or any situation threatening safety or causing active property damage.

Examples

Burst pipe flooding unit
Gas smell / CO alarm
No heat below 55°F
Sewage backup
Fire or structural damage

Urgent

Response: 24–48 hours

Issues that need prompt attention but don't pose immediate danger. Affects livability or could worsen if left unaddressed.

Examples

AC out in summer heat
Refrigerator not cooling
Toilet not flushing (only bathroom)
Significant leak (contained)
Broken exterior lock

Routine

Response: 3–7 business days

Non-urgent repairs and maintenance requests that can be scheduled during normal business hours without impacting safety or livability.

Examples

Dripping faucet
Running toilet
Cosmetic damage
Appliance minor issue
Weatherstripping / caulking

Vendor standards

We don't just dispatch anyone. Every vendor we send meets clear standards for licensing, reliability, and communication.

Licensed where required

Plumbing, electrical, HVAC, and roofing work is handled by licensed contractors. Trusted handymen handle small, non-code tasks.

Vetted and reliable

We work closely with our vendor network from project start to finish, including scheduling, communication, and payments.

Photo documentation

We share photos of the issue and the completed repair so you can see what happened and what was done — without having to be there.

Owner-preferred vendors welcome

You can use your own vendors. We ask that they be licensed and insured where required, and we coordinate scheduling and communication.

Approvals & Spending

Clear thresholds. No surprises.

We set expectations upfront so you always know what to expect when maintenance comes up.

Approval threshold

$500

We contact you before authorizing any non-emergency repair over $500.

Emergency exception

Safety first

Emergencies are handled immediately to protect the property and tenants. You're updated as soon as the situation is stabilized.

Owner reserve

$500

Held on file for routine and urgent needs so repairs aren't delayed by funding.

How a maintenance request flows

Tenant reports issue

Call, text, or portal

We triage

Assess urgency tier

Options + estimate

Clear choices for you

Vendor dispatched

Licensed & vetted

Owner update

Photos + invoice review

Common issues we handle

From a dripping faucet to a midnight emergency, we coordinate the right response with the right vendor.

Plumbing

Leaking faucets & pipes
Running toilets
Clogged drains
Water heater issues
Sewage backup

Electrical

Outlets not working
Breaker tripping
Light fixture issues
GFCI faults
Smoke/CO alarm replacement

HVAC

AC not cooling
Heater not working
Thermostat issues
Filter replacement
Strange noises / smells

Roofing & Exterior

Roof leaks
Gutter damage
Siding issues
Fence repairs
Exterior paint / rot

Appliances

Refrigerator not cooling
Dishwasher leaking
Stove / oven issues
Washer / dryer problems
Garbage disposal jammed

General / Cosmetic

Door / lock issues
Window problems
Drywall damage
Flooring repairs
Pest concerns

Maintenance FAQ

Common questions about how we handle repairs and vendor coordination.

Active flooding, gas leaks, sewage backup, no heat in winter, fire damage, or anything threatening safety or causing active property damage. We respond immediately.

Ready for maintenance that's organized, responsive, and clear?

We protect the home, coordinate the right vendors, and keep you informed with real updates—not vague messages. Let's talk about your property.

Book a PM Consult Get a Rental Estimate

(510) 388-6780

[email protected]