Coverage
Ten trades under one contract, one board.
A recurring janitorial schedule and a one-off plumbing call run through the same board, the same vendor vetting and the same monthly statement. You do not carry ten vendor relationships to get ten kinds of work done.
How a job moves through the board- Trades covered
- 10
- Emergency response target
- 2 hours, 24/7
- Invoices per month
- 1
The full list
What we dispatch, and how fast.
Response targets are what the board dispatches against, measured from the moment a request is submitted. Scheduled work is planned to a date, not a clock.
| Service | Typical work | Response target | Billed |
|---|---|---|---|
| Daily / nightly janitorial | Recurring contract cleaning for offices, common areas and retail | Scheduled | Monthly contract |
| HVAC | No cool, no heat, diagnostics, planned replacement | Same day | Per job |
| Plumbing | Leaks, blockages, water heaters, supply line failures | Same day | Per job |
| Painting | Unit repaints, common areas, exterior touch-up | 48 hours | Per unit |
| General maintenance | Punch lists, doors, drywall, fixtures, small repairs | 48 hours | Hourly |
| Unit turnover | Trash-out, clean, paint, carpet, punch and inspect as one sequence | Scheduled | Per turn |
| Carpet cleaning | Turn cleaning, common corridors, spot and stain work | 48 hours | Per unit |
| Carpet installation | Replacement flooring on turns and capital work | Scheduled | Per sq yd |
| Event cleanup | Post-event and post-construction, common areas and amenity space | Scheduled | Per job |
| Emergency restoration | Water, smoke and sewage. Mitigation first, then make good | 2 hours, 24/7 | Per job |
In detail
What each trade actually covers.
Emergency restoration
Mitigation first: water extracted, affected materials pulled, the space dried before anything is rebuilt. Make good comes after, once moisture readings on the affected surfaces come back at or below baseline. Every reading is logged with the job, not taken on faith.
Unit turnover
Trash-out, clean, paint, carpet, punch and inspect, sequenced as one critical path against a named finish date instead of five separate work orders. If the paint crew slips, the carpet crew's start moves with it automatically.
Daily / nightly janitorial
A written nightly scope sheet per site: what gets cleaned, what gets restocked, what gets checked. Supplies are ours to manage, and a day porter can cover common areas during business hours on the same contract.
HVAC
Diagnostics come before a replacement quote, not after. A no-cool call gets a technician and a cause before anyone proposes a new unit. Planned replacements are scheduled work, priced and scoped ahead of the swap.
General maintenance
The punch list category: doors that stick, drywall patches, fixture swaps, small repairs that do not need a licensed trade. Billed hourly, logged against the unit, with photos on close.
Boundaries
What is in scope, and what is not.
In scope
- Common areas, units, amenity space and exterior building work
- Emergency mitigation and the make-good repair that follows it
- Scheduled and recurring contract work, priced per site
- One-off calls dispatched against a stated response target
Not in scope
- Resident-owned possessions inside an occupied unit
- Roofing
- Elevator service and repair
- Life-safety system inspections (fire, sprinkler, alarm)
- Landscaping and grounds
How it is billed
Two billing shapes, one statement.
A monthly contract for scheduled work, per job or per unit or hourly for everything else. Both land on the same monthly statement.
| Shape | Applies to | Priced |
|---|---|---|
| Monthly contract | Daily and nightly janitorial, scheduled site by site | $1.44 to $2.16 per sq ft / yr |
| Per job / per unit / hourly | HVAC, plumbing, painting, maintenance, turnover, carpet, event cleanup, restoration | Quoted per job |
A nightly janitorial contract is priced inside the commercial janitorial range of $1.44 to $2.16 per sq ft per year, a published industry benchmark, not our own claim.
Full pricingPut one property on the board.
Start with a single building. If the response times do not hold up, you have lost nothing.