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Property Owner Services

Maintenance Coordination

Vendor dispatch, spend approval, and entry that follows Maryland’s new access rules, so repairs get handled without you fielding a single phone call.

No obligation, no sales pitch.

WHAT WE HANDLE

From First Call to Finished Repair

You approve the spend, we handle everything in between: the vendor, the schedule, the access, and the paper trail.

Vendor Dispatch

Trusted, vetted vendors matched to the job, scheduled and followed up on so nothing sits.

Emergency Response

Fire, flooding, gas leaks, and other urgent hazards get an immediate response, no notice period required.

Entry & Access

Proper notice sent and documented for every non-emergency visit, covered in detail below.

Spend Approval

Anything above your agreed threshold gets your sign-off before work begins. No surprise invoices.

KNOW THE LAW

Maryland's New Entry Rules, Built Into Every Visit

As of October 1, 2025, Maryland law spells out entry rules for the first time. Before that, state law was largely silent on it. A lot of landlords and even some property managers haven’t caught up yet. We have.

24-hour written notice: non-emergency entry for repairs, maintenance, or inspections requires at least 24 hours' written notice, stating the date, approximate time, and reason. We send it every time, in writing.
Entry hours: visits have to fall between 7 a.m. and 7 p.m., Monday through Saturday, unless the tenant agrees in writing to a different time.
Genuine emergencies only skip notice: fire, flooding, a gas leak, or an urgent safety hazard. Anything less than that gets the full notice process.
Habitability and repair timing: once we have actual notice of a problem, Maryland expects it fixed within a reasonable time, generally under 30 days, or a tenant can petition the court for rent escrow. We track every open request against that clock.

THE PROCESS

From Request to Resolution

Request Comes In

The tenant submits a request through our online maintenance form, or we log it ourselves after a call. Emergencies get flagged and routed immediately.

Vendor & Notice

We dispatch a vendor, send the required 24-hour entry notice, and get any above-threshold spend approved by you first.

Completion & Documentation

We confirm the work is done, close out the invoice, and log everything to the property file so there’s a permanent record.

FAQ

Frequently Asked Questions

How much notice do you have to give before entering my property?

At least 24 hours’ written notice for non-emergency visits, stating the date, approximate time, and reason, as required under Maryland’s entry law that took effect October 1, 2025. Entry also has to fall between 7 a.m. and 7 p.m., Monday through Saturday, unless the tenant agrees otherwise.

What counts as an emergency that skips the notice requirement?

Genuine emergencies only: fire, flooding, a gas leak, or another urgent threat to health, safety, or the property. Anything else goes through the standard 24-hour notice process.

How fast do repairs have to happen?

Once we have actual notice of an issue, Maryland expects it addressed within a reasonable time, generally under 30 days. If repairs aren’t made, a tenant can petition the court to pay rent into an escrow account instead of to the landlord, so we prioritize getting ahead of that clock.

Do I have to approve every repair before it happens?

Only above the spending threshold you set with us. Routine, lower-cost repairs move forward without waiting on you. Anything bigger gets your sign-off first.

What's the difference between routine and large project coordination?

Routine Maintenance Coordination covers day-to-day repair requests. Large Project Coordination is for bigger jobs, renovations, turnovers, or multi-vendor work, that need more active project management.

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