Maintenance Coordination
Maintenance is the #1 reason tenants leave — and the #1 source of surprise costs for owners. We handle it all: 24/7 emergency response, vetted local vendors, cost controls, and photo documentation. You get notified when it matters and stay hands-off when it doesn't.
How We Handle Maintenance
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24/7 emergency intake through our tenant portal. Emergencies like water leaks, gas smells, and electrical hazards are triaged within 1 hour.
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Three-tier priority system. Every request is classified as Emergency (1-hour response), Urgent (24-hour response), or Routine (3-7 business days). When we're unsure, we classify up — a false urgent beats a missed emergency.
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Smart cost thresholds protect your wallet. Repairs under an approved threshold are approved and handled automatically. We work with you on that threshold and we notify you and proceed unless you object to any amount within the threshold. Over the threshold, we get your written approval first (except true emergencies).
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Vetted vendor network of licensed, insured contractors across DFW — plumbing, electrical, HVAC, general handyman, pest control, and more. Every vendor carries at least $1M in liability coverage.
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Photo documentation before and after every repair. You see exactly what was done and why.
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Tenant communication handled by our team. We keep tenants informed on timing and next steps so they're not calling you.
Why This Matters for Your Investment
Deferred maintenance is the most expensive mistake a landlord can make. A $75 dripping faucet ignored for three months becomes a $2,000 water damage repair. A slow AC drain line becomes a flooded ceiling.
Our system catches problems early and resolves them fast. Tenants who get quick, professional maintenance responses renew their leases. That saves you the $3,000-$5,000 cost of turnover (vacancy, cleaning, re-leasing) every time.
Texas summers demand working HVAC. Under Texas Property Code, a landlord's failure to address habitability issues — including AC when temperatures exceed 95°F — can expose you to liability. We monitor seasonal risks and schedule preventive maintenance before problems start.
Maintenance FAQ
What counts as an emergency?
Burst pipes, water flooding, gas leaks, fire damage, no heat below 40°F, no AC above 95°F, electrical hazards, security breaches (broken locks or windows), and carbon monoxide alarms. These get triaged within 1 hour.
Do I get notified about every repair?
For routine repairs under an agreed-upon threshold, we handle it and include the details in your monthly report. For anything over the threshold, you're notified before we proceed. Emergencies are handled immediately with a same-day notification.
How do you choose vendors?
Every vendor in our network carries general liability insurance, provides a W-9 for 1099 reporting, responds to emergency calls within 1 hour, and submits written estimates for work over $300. We track performance and rotate out underperformers.
Can I use my own vendors?
Yes. If you have a trusted contractor, we're happy to coordinate with them as long as they meet our insurance and response time requirements.
Stop Fielding Midnight Maintenance Calls
Our team handles everything — from the 2 AM water heater failure to the routine filter change.
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