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.
Wells, septic, propane, irrigation, fencing, outbuildings and private roads. Cornville is a rural market and the maintenance load reflects it — bigger, less predictable repair bills than a subdivision, on systems most city managers have never touched.
That is precisely why the markup matters here. On rural property a marked-up invoice compounds fast, so ours pass through at the vendor’s real rate. We keep the local trades who will make the drive, and we get ahead of the seasonal work rather than reacting to it.