Landlords & property managers
One contractor across a portfolio, working to a schedule, reporting back after every visit.
Managing property is mostly logistics. The repair itself is rarely the hard part. The hard part is access, authorization, scheduling, and having a record afterwards that answers the question before it gets asked.
What we do
Reactive callouts across a portfolio, from a running toilet to a failed water heater to a burst supply line that needs stopping now.
Planned maintenance at a set interval, catching the failures that are predictable enough to be worth getting ahead of.
Plumbing at every level — service and repair through to repipes and full replacement of failing cast iron waste lines.
Between-tenancy work, so a unit shows well at the next viewing instead of losing a week to a list of small faults nobody logged.
The handyman list alongside the plumbing, which is usually the difference between one visit and two.
How we work with managers
Access agreed up front. Building management, a concierge, a lockbox, an association that wants advance notice and a certificate of insurance, a tenant entitled to notice. None of that is unusual; all of it is faster arranged beforehand.
A written report after every visit. What was found, what was done, what still needs attention. Filed against the unit, forwardable to an owner.
Quotes that survive being forwarded. Written so an owner — often not in Florida, often not a builder — can read them and decide. No trade shorthand, no assumptions.
Early warning when something threatens a date. A contractor who goes quiet and then misses a deadline costs you more than one who tells you on the Tuesday.
What this actually saves
The expensive part of portfolio maintenance is rarely the invoice. It is the coordination around it: the second visit because the right part was not on the van, the third call to a tenant who was not told, the repair that was done but never written down and so gets paid for again, the small leak that ran for a month because nobody could get a straight answer to an owner.
One contractor who is licensed for the plumbing and competent with the rest of the list removes most of that. Plumbing and maintenance come through one point of contact: we manage the job, and licensed plumbing is carried out by a licensed Florida contractor, Lic. #CFC1433820 — so you are still dealing with us, not with two companies and two schedules.
Condo and high-rise work
A large part of Miami-Dade rental stock is in towers, and towers have their own rules. Most buildings want notice, a certificate of insurance naming the association, and a booked service elevator. Many restrict working hours. Some will not allow a riser shut-off on the day you ask for it.
Almost none of that is negotiable, and all of it is predictable. Tell us the building early and we run the approvals alongside the scheduling rather than after it, which is the difference between a job that happens this week and one that slips to next month.
Send us the portfolio, or one unit to start with, and we will come back in writing.
Tell us what you need
Send the job through and we will come back to you.
Questions we get asked
Do you report back after a visit?
After every one. What was found, what was done, what was not done and why, and anything that will need attention before long. Written so it can be forwarded to an owner or filed against the unit without being rewritten first. A visit nobody has a record of is a visit you will pay for twice when the question comes back in six months.
Can you deal with access without me being there?
Usually, once it is agreed in writing up front. Lockboxes, concierge and building management, a tenant who needs statutory notice, an association that wants advance warning and a certificate of insurance — these are all ordinary, and they are all much easier arranged before the visit than on the morning of it.
Can you work across several buildings?
Yes. Most of the value of one contractor across a portfolio is that we start to know the buildings — which tower needs a booked service elevator, which association wants notice, where the shut-offs are, which units have already had work. That knowledge is what turns a two-visit job into a one-visit job.
Will your quotes work for an owner who is not local?
They are written for exactly that. An absent owner is approving something they cannot see, so the quote has to say what is wrong, why it needs doing, what happens if it waits, and what it costs — without assuming any trade knowledge.
Can you do planned maintenance as well as callouts?
Yes, and across a portfolio it is usually the cheaper half. Supply connectors, sealant, water heaters, shut-off valves and anything the hard water is working on all fail predictably enough to catch on a scheduled visit. A planned visit is a known cost. The same failure found by a tenant at midnight is not.
Worth reading first
Written so you can work out what you are dealing with before you call anybody.
Services you are most likely to need
Emergency plumbing
Leak detection & repair
Drain cleaning & unblocking
Water heater repair & installation
Repiping
Cast-iron drain replacement
Toilet, faucet & shower installation
Property maintenance plans
Airbnb turnover maintenance
End-of-lease touch-ups
Pre-listing & inspection repairs
Tell us about the job
Send the details and we come back to you with a written quote. No call center, no runaround.
Plumbing by a licensed Florida contractor · Lic. #CFC1433820