For Landlords & Rental Property Owners
Repairs Done Right Between Tenants. No Chasing Required.
Fast unit turnovers, habitability repairs, and ongoing maintenance for landlords in Western New York. Photo-documented, licensed where required, done on your schedule.
The Real Problem
What Landlords Actually Deal With
Every extra day the unit sits empty is rent you’ll never recover. A reliable crew that actually shows up on day one changes the math completely.
New York’s warranty of habitability means unpermitted electrical or plumbing work creates liability exposure. Doing it right the first time protects you at the lease signing and in court.
No receipts. No photos. No written scope. When a tenant claims something was wrong on move-in, you have no paper trail to defend yourself with.
The $300 fix you put off becomes a $2,800 emergency six months later. Scheduled maintenance programs stop that cycle before it starts.
What We Do for Landlords
From Move-Out to Move-In Ready
Single-family rentals to multi-unit buildings — same process, same documentation, same warranty.
Unit Turnovers
Painting, flooring, cleaning, fixture replacement, and punch list repairs between tenants. Photo-documented condition report on move-out and move-in.
Habitability Repairs
Roof, plumbing, electrical, heat, and structural repairs required under NY’s warranty of habitability. Permitted and licensed where required. Documentation on file.
Bathroom & Kitchen Updates
Between-tenant upgrades that improve rent market position. New fixtures, tile, vanities, countertops — scoped to your budget with written pricing before work starts.
Storm & Water Damage
Emergency response to water intrusion, storm damage, and tenant-caused damage. Photo-documented for insurance claims and security deposit disputes.
Scheduled Maintenance Programs
Seasonal inspections and ongoing maintenance that catch small issues before they become expensive emergencies. Priority scheduling for enrolled properties.
Basement Finishing
Add a rentable unit or convert a storage basement into livable square footage. Egress windows, electrical, insulation, flooring — all permitted and inspected.
New York Landlord Law
What NY’s Warranty of Habitability Actually Requires
Under New York Real Property Law §235-b, landlords must maintain rental units in a livable condition throughout the tenancy. Courts have ruled this applies regardless of lease language. Required conditions include:
- Working heat (68°F during occupied hours, 55°F overnight, Oct–May)
- No water intrusion, mold, or pest conditions
- Working electrical, plumbing, and smoke/CO detectors
- Structurally sound floors, walls, ceilings, and windows
- Egress and proper ventilation in all habitable rooms
Unpermitted or unlicensed work that fails inspection creates tenant-actionable defects. We pull permits, use licensed trades, and give you documentation that holds up.
How It Works
How We Handle a Turnover
Same process every time. No surprises.
Move-Out Notification
Tell us the move-out date and address. We schedule the walk-through for day one of vacancy — no waiting around.
Condition Assessment & Written Scope
We walk the unit, document every deficiency with photos, and deliver a written line-item scope with pricing before any work starts.
Approved Work Completed on Schedule
Work starts immediately on approval. You get daily updates. No change orders without your sign-off. Timeline confirmed before we begin.
Move-In Ready Documentation
Before and after photos, scope of work, receipts, and a signed completion report. Gives you a defensible condition baseline for the new lease and security deposit.
Landlord FAQ
How fast can you turn a vacant unit?
Cosmetic turnovers (paint, clean, minor repairs) typically complete in 3–5 days. Units needing flooring replacement or fixture work run 5–10 days. We confirm your target date during the scope walk and schedule backward from it.
Do you provide documentation I can use in a security deposit dispute?
Yes. Every job includes timestamped before and after photos, a written scope of work, and a signed completion report. This gives you a documented condition baseline at the start of each tenancy.
Do you work on occupied units?
Yes, with the tenant’s knowledge and coordination through you. We’ve handled active tenancy repairs for landlords where work needed to proceed during occupancy. Access logistics are handled through your normal tenant communication.
Are your workers licensed for electrical and plumbing?
All licensed-trade work is subcontracted to NY-licensed electricians and plumbers who pull their own permits and provide inspection sign-offs. We provide you with the documentation package at project close.
Do you offer ongoing maintenance programs for landlords?
Yes. Enrolled properties receive priority scheduling, seasonal check-ins, and a dedicated point of contact. We flag maintenance issues before they become emergency repairs. Contact us to discuss your property count and needs.
Free Planning Tools
Tools Built for Rental Property Owners
No Charge. No Obligation.
Book Your Free Site Visit
We walk the property, assess scope, and deliver a written estimate at no charge.
