Stop juggling six contractors.
Put us on retainer. One number for plumbing, drywall, lockouts, paint, HVAC service, turnover prep. Defined SLAs. Photos for every job. One invoice at month-end.
- Same-day emergency response
- 48-hour routine
- Photo-documented work
What we hear from managers
These are the things that wear down a property management operation. The retainer model is built to remove them.
- Tenant calls at 7am — water heater dead — and you spend the morning leaving voicemails for plumbers.
- You finally find a contractor for a small repair, and they want a $250 minimum to come out for a 20-minute fix.
- Different contractor for every trade means different invoices, different W-9s, different insurance certs to chase.
- Owner asks for photo proof of completed work and you're relying on the contractor remembering.
- Subcontractors rotate constantly — none of them know your portfolio or your tenants.
Why a retainer fits this operation
A retainer trades unknowns for known costs and known response times.
- 01
One number, one team
Same dispatcher and same crews across your portfolio. Your tenants get to know us.
- 02
SLAs in writing
Same-day for emergencies, 48-hour for routine. Written into the agreement, not just promised.
- 03
Photo-documented work
Every job: before, during, after. Forwardable to owners without a separate request.
- 04
One monthly invoice
Itemized work orders, one bill, one W-9. Your bookkeeper will thank you.
- 05
Background-checked crew
Tenant safety isn't a marketing point; it's table stakes for in-unit work.
- 06
Reasonable rates on small jobs
Retainer pricing means we don't need to inflate a 20-minute fix to make the truck-roll math work.
Operating since 2014.
A few practical metrics. The rest are in writing in the agreement.
“We manage 14 units between Ocean City and Brigantine. Putting them on retainer was the best operations decision we made last year.”
Questions we hear from property managers.
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Do you have a portfolio minimum?
No. Our smallest retainer is a single-property host; our largest is a manager with 30+ doors.
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How do you handle work outside your self-performed trades — roofing, HVAC compressor work, electrical panel upgrades?
We coordinate with vetted partners. You still call one number, get one invoice. No meaningful markup on partner work; we earn the retainer on coordination, not arbitrage.
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Can you bill back work orders to specific units / owners?
Yes. Each work order is tagged to a property and forwarded with photos, ready to drop into your owner reports.
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What about after-hours emergencies?
Real person on the phone for the SLA list (flooding, no heat, lockout). Routine after-hours rolls to next morning unless escalated.
Talk through what a retainer would look like for your property manager operation.
30-minute call, no commitment. We'll send a written proposal a few days later if it's a fit.