Stop Answering Maintenance Calls. Keep Running Your Own Portfolio.
You handle leasing, rent collection, and your tenant relationships. We handle everything that breaks — 24/7 inbound calls, work order dispatch, vendor coordination, and emergency response. Professional maintenance infrastructure for self-managing landlords, without the full-service price tag.
$25 base + $25/unit/mo · 1-unit minimum · Month-to-month · No setup fee
You're good at managing tenants. Maintenance is eating your life.
You handle leasing, rent collection, and tenant relationships well. But the maintenance side — the 2am calls, the vendor no-shows, the emergency plumbing on a Friday night — is consuming hours you don't have and eroding your quality of life.
Full-service management feels like overkill. You don't need someone to collect rent or sign leases. You need someone to answer the phone when a tenant's heat goes out at midnight, troubleshoot the problem, dispatch a vetted technician, and send you a photo when it's resolved.
That's exactly what Maintenance-Only is built for. Nothing more, nothing less.
Simple, Transparent Pricing.
One base fee. One per-unit fee. No setup fee. No long-term contract.
| Units | Monthly Total |
|---|---|
| 1 unit | $50/month |
| 5 units | $150/month |
| 10 units | $275/month |
| 20 units | $525/month |
| 30 units | $775/month |
Maintenance-Only minimum: 1 unit at $50/month. The service works best for portfolios of 5+ units where the coordinator economics are most efficient.
- 24/7 inbound tenant maintenance line
- Maintenance coordinator triages every call
- Work order creation, tracking & dispatch
- 3-tier vendor dispatch (your vendors first)
- Before/after photo documentation
- Emergency response protocol
- Owner portal — real-time work order access
- Weekly owner digest email
- Preventive maintenance reminders
Everything in Maintenance-Only, plus complete hands-off management. No vacancy fees — if a unit isn't generating rent, you don't pay a management fee for that unit.
- Everything in Maintenance-Only
- Tenant screening & placement
- Lease execution & renewals
- Rent collection & late fee enforcement
- Monthly financial statements
- Annual budget & cash flow reporting
- Eviction coordination
- CRLTO / RLTO compliance management
- Security deposit management
- Dedicated property manager
Why The Price Is Low — We'll Just Tell You
"This tier is priced as an entry point, not a profit center. Our coordination fee covers your coordinator's time. We make this model work through our integrated maintenance operation — which means we're incentivized to fix your properties right, not to generate unnecessary work orders. When your tenants call, we want to solve the problem efficiently. That's how we earn the full-management relationship — and that's the only way this model makes sense for either of us."
This is not a stripped-down teaser product. It is a fully operational maintenance coordination service that works as a standalone offering — with a natural upgrade path to Full-Service for owners who want to hand off more.
Professional Maintenance Infrastructure for Self-Managing Landlords.
24/7 Tenant Maintenance Line
Your tenants call our dedicated number — not yours. Our maintenance coordinator answers, logs every call, and triages the request. Emergencies are dispatched immediately. Routine requests are scheduled during business hours. Your personal phone stays quiet.
Maintenance Coordinator Troubleshooting
Before dispatching any vendor, our coordinator troubleshoots the problem. A 'no heat' call might be a tripped breaker. A 'leak' might be a clogged drain. We diagnose first — so you're not paying for a truck roll when a phone call would have solved it.
Work Order Management
Every maintenance request becomes a tracked work order: status updates, vendor assignment, completion photos, and owner notification. Nothing falls through the cracks and nothing gets forgotten between coordinator shifts.
3-Tier Vendor Dispatch
We dispatch in a defined order — your preferences first, our network second, our sister company third. See full dispatch protocol below.
Before/After Photo Documentation
Every completed job is documented with before and after photos uploaded to your owner portal via CompanyCam. You see exactly what was done without visiting the property.
Emergency Response Protocol
Burst pipes, no heat, lockouts, gas leaks — our emergency protocol ensures rapid response with pre-authorized spending limits you set. Common threshold: $300 routine, $1,000 emergency. Anything above your limit requires your approval before work begins.
Owner Portal Access
Real-time access to all open and completed work orders, spending summaries, vendor details, and photo documentation. Plus a weekly email digest so you always know what's happening without logging in.
Preventive Maintenance Scheduling
We schedule and track seasonal maintenance — HVAC filter changes, gutter cleaning, smoke detector testing, boiler tune-ups — so small issues don't become expensive emergencies. We flag it; you approve it; we schedule it.
How We Dispatch — Your Vendors First, Always.
We follow a defined dispatch order every time a work order is created. Your preferred vendors always get first call. You are never locked into our network.
Your Preferred Vendors
When you onboard, we load your existing contractors, plumbers, electricians, and handymen into our system and flag them as preferred contacts. Your trusted vendor gets the first call — we handle the scheduling and coordination. You keep the relationships you've built.
Third-Party Vendor Network
When your preferred vendors aren't available or the work is outside their scope, we dispatch from our vetted third-party network — tradespeople we've worked with for years across Chicago and the suburbs, including vendors from The Profit Investor network. Competitive pricing, reliable response times, documented work.
My Handyman Chicago
Our sister company — licensed, bonded, and work guaranteed. When speed matters and your other vendors aren't available, My Handyman Chicago is the backstop. In-house technicians, transparent pricing, and photo documentation on every job. We use them because they're good, not because we own them.
Vendor Transparency Commitment
Every vendor bid is visible in your owner portal. Every invoice is itemized. We do not steer work to preferred vendors to generate margin — we dispatch based on availability, capability, and your preferences. If we ever recommend My Handyman Chicago over a cheaper alternative, we'll tell you why.
What This Service Is — and Isn't.
Maintenance-Only is a dedicated maintenance coordination and phone line service. When your tenants call our number, we handle one thing: maintenance work order requests. We are explicit about this boundary so there are no surprises for you or your tenants.
We do not handle:
- Leasing inquiries or showings
- Rent payment questions or collection
- Lease questions or renewals
- Billing disputes or account questions
- Move-in / move-out coordination
- Eviction questions or notices
- HOA violation or compliance questions
- Monthly financial statements
- Tenant screening or applications
When a tenant calls about any of the above: Our coordinator will politely let them know that this line handles maintenance requests only, and direct them to contact you directly using the information you provide during onboarding. We are a maintenance coordination service under this tier — we do not represent you as a property manager in any other capacity.
Need us to handle these too? That's Full-Service. Compare tiers →
Built for Landlords Who Want Help — Not a Takeover.
Best fit:
Not a fit:
How Maintenance-Only Onboarding Works.
Discovery Call (30 minutes)
We review your portfolio — property types, unit count, current maintenance process, your preferred vendors, and your biggest pain points. We set your emergency spending authorization thresholds and customize the protocol to your preferences.
Property & Vendor Setup
We load your properties into our work order system. Your preferred vendors are added to our dispatch database and flagged as first-call contacts. We configure your dedicated maintenance line with your area code.
Tenant Communication
We provide a templated notice for your tenants introducing the new maintenance number and what it covers — maintenance requests only. You send it. We handle everything from the first call forward.
Go Live
Your tenants call our line. We triage, troubleshoot, dispatch, document, and report. You get real-time portal access and a weekly summary. Your phone stays quiet.
Common Questions About Maintenance-Only.
Do my tenants know they're calling a third party?
Your tenants call a dedicated maintenance line that we answer in your company's name or Altus's name — your choice. The experience is seamless. They're calling about a maintenance issue; we handle it professionally regardless of whose name is on the line.
What happens if a tenant calls about something other than maintenance?
Our coordinator will politely let them know that this line handles maintenance requests only, and direct them to contact you directly for anything else — rent questions, lease questions, or other management matters. We are a maintenance coordination service under this tier.
Can I keep using my own contractors?
Yes — and we prefer it. Your trusted vendors get first call on every work order. We add them to our dispatch system and handle the scheduling and coordination. You keep the relationships; we remove the coordination burden from your plate.
What are the emergency spending limits?
You set them during onboarding. Common configurations: $300 for routine repairs, $1,000 for emergency responses. Anything above your threshold requires your approval before any work begins. No surprises on your invoices.
How do I see what's happening with my properties?
Real-time access through your owner portal — open work orders, completed jobs with before/after photos, spending summaries, and vendor details. Plus a weekly email digest. You're never in the dark about what's happening at your properties.
Can I upgrade to Full-Service later?
Yes. Many Maintenance-Only clients upgrade as their portfolios grow or their time constraints change. The transition is seamless — your properties are already in our system, your tenants already know our maintenance line, and your vendor relationships are already documented. Upgrades typically complete in 2–3 weeks with zero disruption.
What's the minimum portfolio size and contract length?
There is no strict minimum — we work with portfolios as small as 1 unit at $50/month. The service works best for portfolios of 5+ units where the coordinator economics are most efficient. All agreements are month-to-month — no long-term contracts, no cancellation fees. We earn your business every month.
Ready to stop answering maintenance calls?
Tell us about your portfolio — property types, unit count, and what's driving you crazy. We'll prepare a Maintenance-Only proposal within 48 hours.