Why managers consolidate to one provider
A portfolio across three counties needs six or more trades and a different emergency contact for each city. Every vendor has its own intake, its own invoice format and its own idea of documentation. When a Category 3 loss hits a ground-floor unit at 2 am the manager is the switchboard. One request, one file and one client area replace the switchboard.
Built around how managers actually work
Requests carry the property, the unit and the role, so nothing is re-explained. Approvals, change orders and invoices attach to the property file. Owners and boards get read access to what concerns them. Reports export by property, by trade and by month, in the format your accounting already uses.
What you get
Every property, request, schedule, invoice and document in one login, with owner and board read access per property.
Water, fire, mold, storm and biohazard dispatch across 32 cities, 60 to 140 minutes, documented for the adjuster.
Drains and roofs before November, irrigation before frost, paving in the dry season, on a calendar you approve once.
Every planned job is scoped and priced in writing before it starts. Emergency mitigation is scoped on site and confirmed after the site visit.
Photo logs, moisture maps, manifests, permits and Xactimate scope where a claim is involved, attached to the file.
Invoices and job reports by property, trade and month, as CSV or PDF, mapped to your chart of accounts.
How it works for property managers
Twenty minutes to list properties, cities and trades, agree response windows and documentation needs, and set who sees what.
Properties loaded, users invited with roles, maintenance calendar drafted for approval.
You or your team submit from any device; tenants can be given a request link tied to the property. Emergencies go to the line.
Scope, approvals, schedule, photos, invoices and documents accumulate per property. Nothing lives in email.
Quarterly summary by property and trade, with the maintenance calendar adjusted for the next season.
Questions
Can tenants submit requests directly?
Yes, through a property-specific request link that pre-fills the property and routes to you for approval before dispatch, or with auto-approval for categories you set, such as emergency water losses.
How are owners and HOA boards kept informed?
Each property can have read-only users. They see the file, schedule, invoices and documents for that property and nothing else in your portfolio.
Do you handle multiple cities and counties?
All 32 cities across Stanislaus, San Joaquin and Merced counties, from one Modesto base. Response windows and permit authorities differ by city and are recorded on each property.
Is there a contract or minimum?
No retainer and no minimum. Planned work is quoted per job; emergency mitigation is scoped on site. Maintenance plans are approved annually and can be changed with notice.
Who performs the work?
A licensed and insured California contractor matched to your request, identified to you with its license number at assignment. License and insurance details are provided with every quote and stored in the file.
How fast are planned jobs scheduled?
An assessment is arranged with the contractor assigned to the request, and planned work is scheduled once the scope is approved, with paving and roofing set around the dry season. The schedule sits in the client area per property.
