Property Maintenance Services

Requests arrive through the tenant portal with photos attached and are triaged by urgency. A no-cooling call in August and a running toilet do not get the same response time, and treating them the same is how owners end up paying emergency rates for routine work.

Habitability and safety issues — no heat, no water, no cooling in Central Texas summer, gas smell, active leak — are handled 24/7. Texas Property Code §92.056 places a repair duty on the landlord for conditions that materially affect health and safety, and we manage to that standard rather than to a convenient one.

You set the dollar figure above which we come to you before spending. Below it, we act, because a $180 repair does not need a phone call and a delay. Above it, you get the diagnosis, the quote, and our recommendation.

Repair coordination is 10% of the vendor invoice, capped at $250 per job — on a $400 repair that is $40, and on a $12,000 roof it is $250 rather than $1,200. We do not mark up vendor pricing on top of it, and there is no fee at all for handling an insurance or home-warranty claim.

The work here is seasonal and predictable: cooling systems carry a long, hard summer load; spring brings hail; hard freezes like February 2021 burst uninsulated pipes; and expansive clay soils move foundations through drought and rain cycles. We schedule preventative work against that calendar instead of waiting for the failure.