Maintaining a safe and inviting property is one of our most important jobs. Tenants submit requests 24/7. We coordinate licensed vendors, manage every work order, and keep your property protected — all without pulling you away from your life.
Landlords and their agents carry a shared duty to provide safe housing. The court system holds both to a high standard regarding mold, electrical problems, plumbing, HVAC systems, indoor air quality, gas safety, and more. To put it plainly: in the eyes of the court, the safety of people and property overrides cost. We manage every maintenance decision with that at the forefront.
At the same time, we work to protect your bottom line. Most routine items are handled efficiently by our vetted vendor network without requiring your input — keeping tenants happy, avoiding bigger repair bills down the road, and preserving your asset.
Tenants submit all maintenance requests through the secure Tenant Portal, available any time of day. The portal walks them through troubleshooting steps first — often resolving minor issues (GFCI resets, breaker trips, disposal resets) before a vendor is needed.
Our team reviews each request to determine urgency — routine, priority, or emergency. We may contact the tenant directly to gather more information before dispatching a vendor.
We dispatch a vetted, licensed, and insured vendor from our approved network. All trade work — electrical, plumbing, HVAC, and more — is handled by properly licensed professionals. No unvetted outside vendors are used while the property is occupied.
Our management agreement includes a $1,000 authorization limit for non-emergency repairs. Work above this threshold requires your approval before we proceed — we will contact you with the scope and recommendation.
Once complete, vendor invoices and receipts are logged against your account and visible in your Owner Portal. You have a full record of every dollar spent on your property.
The $1,000 authorization limit does not apply to emergencies. When a tenant faces a burst pipe, sewer backup, HVAC failure in extreme heat or cold, storm damage, or a similar crisis — we respond immediately. Delaying action to wait for owner approval would cost significantly more in damage and liability.
Tenants are provided emergency contact instructions through the Tenant Portal. Our team is reachable for true emergencies outside business hours.
Emergency vendors — plumbers, HVAC technicians, locksmiths, restoration crews — are dispatched as quickly as possible based on the situation as it is reported.
You are notified as soon as possible with a full summary of the emergency, the action taken, and the expected or actual cost — before or immediately after resolution.
All emergency work is documented with photos, vendor reports, and receipts — logged to your account for full transparency and tax purposes.
While the property is occupied by a tenant, we do not allow owners or their personal contacts to perform interior or exterior maintenance — even with the best intentions. The liability risks are significant:
If a personal contact of yours is injured on the job at your rental property, the tenant — and you — may face serious liability exposure not covered by a standard homeowner policy.
If a tenant's belonging goes missing or is misplaced during a visit by a non-insured vendor, you are exposed to a claim that our vetted vendors' insurance would otherwise cover.
Texas requires licensing for electrical, plumbing, HVAC, and other trades. Using unlicensed workers on a rental property can void insurance coverage and create code violations.
If you have a trusted contractor you'd like us to consider, they're welcome to apply to our vendor network — pending proof of licensing and insurance that meets our requirements.
No prices are disclosed on this page. Maintenance authorization limits and related fees are outlined in your Property Management Agreement. All vendor invoices are passed through at cost with full documentation.
Tenants are responsible for routine yard maintenance: mowing, fertilizing, trimming, pest and weed control, and debris removal. However, some items remain the owner's long-term responsibility:
North Texas's extreme temperatures — severe drought in summer, hard freezes in winter — can end the life of shrubs, grass, and trees. When this occurs, we address it on a case-by-case basis to reach a fair and documented resolution between owner and tenant.
From a dripping faucet to a burst pipe at 2 a.m. — we've got it covered.
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