Vetted local trades, invoices at cost with no markup, and preventive work scheduled before the season that breaks things. Maintenance is where management is actually judged.
All of it sits inside the management fee. The only thing you pay on top is what the vendor charged.
Vetted local trades who bill their real rate. The invoice passes straight through to you — no markup, no coordination fee, no marked-up parts. Ever.
HVAC before summer, roofs and drainage before the monsoon, water heaters and filters on their own cycle. The repairs that never happen are the cheapest ones.
Water, gas or anything touching safety reaches a person directly at any hour. Everything else is triaged the same business day.
Scheduled interior and exterior inspections with photographs, so condition is a record rather than an argument — at move-in, mid-lease and move-out.
Paint, clean, repair and re-key between residents, run as one scheduled job rather than a series of calls. Vacancy is the most expensive line on a statement.
Larger work scoped, bid and supervised on your behalf, with progress documented. We will tell you honestly which improvements return the rent and which do not.
A long-term rental has to work. A short-term rental has to be photographed-ready every single turnover, with a guest arriving hours later and a review waiting at the other end. Those are different maintenance operations and we run both.
On the short-term side that means turnovers on a clock, linens and consumables tracked, hot tubs and pools serviced on schedule, and a fault fixed before the next check-in rather than at the next convenient moment. On the long-term side it is the ordinary discipline — preventive work, documented inspections, and repairs that hold.