For owners and tenants
Maintenance coordination
Licensed vendors, a real 24 hour emergency line, and a Phoenix-specific view of what counts as urgent.
Maintenance coordinationOverview
In Phoenix, loss of cooling is not an inconvenience, it is a habitability issue. Our triage rules are written around that: anything affecting cooling, water, gas, sewer or power is dispatched the same day, every day of the year, including August weekends.
Everything else runs on a published clock. Routine tickets are assigned within one business day and scheduled within three. Tenants can see where their ticket sits and so can you.
What is included
24 hour emergency line
Answered by a person, not a voicemail box. Emergencies are dispatched the same day, year round.
Vendor network
Licensed, bonded and insured trades with current certificates on file, checked annually.
Triage rules
A written standard for what is an emergency, what is urgent and what is routine, applied the same way for every property.
Approval thresholds
You set a dollar threshold. Below it we act and report, above it we quote and wait.
Preventive schedule
Cooling serviced in March and October, water heater flushed annually, irrigation checked seasonally.
Photo documentation
Before and after photos on every ticket, filed against the property and visible in your portal.
How it runs, step by step
Five stages, each with a clear owner and a published timing. Nothing in this list depends on you chasing us.
Ticket raised
Tenant submits with photos and access notes, or calls the emergency line for anything on the emergency list.
Triage
Emergency, urgent or routine, decided against the written standard within one business hour during office hours.
Approval
Under your threshold we proceed. Over it we obtain a quote and send it to you with a recommendation.
Schedule and attend
Vendor contacts the tenant directly to book access, and we hold the appointment until it is confirmed.
Close out
Invoice, after photos and a note on the property record. Paid from the reserve and shown on the next statement.
Maintenance coordination: questions
The things owners ask before they sign, answered the way we would answer them on the phone.
No cooling when the forecast high is above 95F, no heat below 50F, no running water, an active leak, sewage backup, no power, a gas smell, or anything that makes the property unsecure. Everything else is urgent or routine.
Assigned within one business day and scheduled within three. The slowest part is usually tenant availability, which is why the request form asks for access notes and preferred windows.
No. The invoice is attached to your statement at the amount the vendor charged. We make our money on the management fee, not on your water heater.
Tenants handle filters, batteries and light bulbs, which the lease states. Anything requiring a tool or a trade goes through a ticket so the work is documented and the warranty position is protected.
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