Property Maintenance for Landlords in Los Angeles

What owners and managers actually need

Not the cheapest hourly rate. What you need is response time you can promise a tenant, documentation that protects you if habitability is ever challenged, turnovers that finish before the next lease starts, and one invoice instead of eleven. We are structured for that.

Tenant repair response

• Direct tenant scheduling so you are not the switchboard
• Defined response windows, with genuine 24 hour dispatch for habitability emergencies
• Photographic documentation of every request, every visit and every completed repair
• Written determination of tenant-caused damage versus normal wear, which is the documentation that matters in deposit disputes
• Approval thresholds you set - anything under your limit we just fix, anything above comes to you with photos and a price

Unit turnovers on your dates

Paint, flooring, appliances, hardware, blinds, punch list, make-ready. Give us the move-out and move-in dates and we schedule backwards from them. Turnover speed is the metric that actually moves your annual return - every vacant day is lost revenue that no rent increase recovers.

Habitability and compliance

Los Angeles is a heavily tenant-protected jurisdiction and the documentation burden falls on the owner. We maintain and document the items that get cited: working smoke and carbon monoxide detectors with dates, functioning heat, hot water, weathertight windows and doors, working locks, absence of active leaks and mould, functional plumbing and electrical, and pest entry points. Every visit produces a dated, photographed record. That record is worth more than the repair itself the day you need it.

Preventive maintenance that protects your asset

• Angle stops and washing machine hoses replaced on a schedule rather than after they flood a unit
• Water heater age tracked per unit with planned replacement before failure
• Roof, gutter and drainage inspection before the rainy season
• HVAC filters and condensate lines serviced on a cycle
• Caulk and grout renewal in every wet area before a slow leak reaches the framing
• Dryer vent cleaning - a genuine fire risk in multifamily
• Exterior paint and stucco condition tracked so you recoat before substrate damage begins

Reporting

Consolidated monthly invoicing with per-property and per-unit cost allocation, a maintenance history per unit, and an annual capital forecast telling you which roofs, water heaters and HVAC systems are due in the next twelve to thirty-six months. That last document is what lets you budget instead of react.

Structure and pricing

Priced per portfolio. Small owners with two to ten units usually work best on a discounted hourly rate with priority dispatch. Portfolios above ten units generally do better on a monthly retainer with included hours and a fixed turnover schedule. Commercial and mixed-use we quote per property. Tell us the unit count and locations and we will put real numbers on it.

• Single point of contact and direct tenant scheduling
• Defined response windows and 24 hour emergency dispatch
• Owner-set approval thresholds
• Photographic documentation on every visit
• Written wear-versus-damage determinations
• Unit turnover scheduling to your lease dates
• Habitability compliance checks and dated records
• Scheduled preventive maintenance program
• Consolidated monthly invoicing with per-unit allocation
• Maintenance history per unit
• Annual capital replacement forecast
• Certificate of insurance for your files and any HOA

What is your emergency response time?

Genuine habitability emergencies - no water, no heat, active leak, no power, security failure - dispatch within 24 hours and usually far faster across the Valley and the Westside.

Will you deal with tenants directly?

Yes, that is most of the value. You set the rules and thresholds and we handle the scheduling.

Can you bill per property?

Yes, consolidated invoicing with per-property and per-unit cost allocation.

Do you handle commercial and mixed-use?

Yes, including retail, office and small industrial.

What is the minimum portfolio size?

None. We work with single-property owners through multi-building portfolios, with different structures for each.