Property Maintenance Services
for Property Managers
We handle every work order across your portfolio through one dispatch system. Landscaping, cleaning, repairs, turnovers, and inspections. Submit a request and get a market-rate quote within 48 hours, with same-day completion photos on every job.
What Goes Wrong When You
Manage Vendors on Your Own
Most national maintenance vendors overpromise on speed. Most local contractors are booked 3 to 6 weeks out. Neither option gives you the operational reliability a portfolio demands.
Vendors No-Show and You Find Out Last
Solo operators handle their own scheduling, lead generation, and invoicing on top of the work itself. When their calendar fills up, your job gets bumped without notice. You follow up, get silence, and start over with a new contractor search. We built a re-dispatch guarantee specifically because this pattern is the default in unmanaged vendor relationships, not the exception.
Slow Quotes Turn Into Extended Vacancy
Getting a quote from a contractor takes 3 to 10 business days in most markets, assuming they respond at all. For a property manager with a turnover window, that delay is real money. We quote within 48 hours from a pricing model built on 100,000+ completed jobs. Most quotes come back within 24 hours. You approve it, and the job is as good as done.
Multiple Vendors, Zero Documentation
When you coordinate landscaping through one vendor, gutters through another, and handyman through a third, you are running three separate dispatch operations and getting different quality of documentation from each one. Some leave no photos at all. Breasy handles all of it under one work order system with completion photos delivered the same day the job is done, every time.
How Our Property Maintenance Process Works
on Every Work Order
From the moment you submit a work order to the invoice in your inbox, this is what happens. The same sequence applies to every job, every market, every service type.
Submit by Email, Form, or PM Platform
Submit through AppFolio, Buildium, Property Meld, RentVine, or directly by email or online form. Your workflow stays unchanged. We don’t require a new portal or separate login. Work orders submitted during business hours are scoped the same day.
We Scope the Job Before Quoting
We review the work order details, clarify scope if needed, and confirm property access. For ambiguous jobs, we may request photos or additional context. We do not send quotes for jobs we haven’t fully scoped. This keeps our quote approval rate above 90% and eliminates scope creep after work begins.
Market-Rate Quote in Your Inbox Within 48 Hours
Pricing is drawn from our dataset of 100,000+ completed jobs across our 12 markets. Quotes include labor, materials, and standard documentation. We don’t add line items after the job starts. Most quotes are back within 24 hours.
You Approve It, We Route It
Once approved, the job is routed through our dispatch system to the nearest available provider in that market. Scheduling happens within 24 hours of approval. Residents receive an SMS notification with the scheduled window so you don’t have to relay that manually.
Job Completed Within 5 Business Days
Standard work orders are completed within 5 business days of approval. If the assigned provider misses the appointment, we re-dispatch to the next available provider in our network. You do not restart the search. The re-dispatch guarantee is automatic, not a complaint resolution process.
Timestamped Photos and Invoice Delivered Same Day
Before-and-after photos are delivered with the invoice the day the job is completed. Every job. Every service type. Every market. You never have to request them. Our documentation standard means every job is timestamped and verifiable for your records, owner reporting, or HOA compliance files.
Working with Breasy has been a game-changer for our properties. Their team is reliable, professional, and consistently goes above and beyond to ensure our requests are handled efficiently. It’s a relief to have a partner we can trust, allowing us to focus on tenant and owner satisfaction without worrying about maintenance issues.
Full-Scope Maintenance Services
for Rental Portfolios
From landscaping and cleaning to handyman services and pressure washing, we cover all your property maintenance needs. One dispatch system. One account. One point of contact for everything across your portfolio.
Landscaping Services
Keep your yards compliant and visually appealing with mowing, edging, seasonal cleanups, and ongoing property maintenance. We ensure every property meets HOA standards and stays ready for tenants.
Irrigation Services
Our providers diagnose irrigation issues, replace broken heads, adjust zones, and manage water costs as part of ongoing preventive maintenance.
Explore Irrigation Services →
Tree Services
We trim, prune, and remove plants and trees. We also handle storm cleanup, so you don’t have to worry about overgrowth, damaged branches, or safety hazards.
Explore Tree Services →
Interior Cleaning Services
Prepare your housing units for occupancy quickly. We handle move-in, move-out, and regular cleaning to maintain the condition and support faster turnover.
Fence & Deck Repair Services
We repair and replace fences, decks, railings, and other outdoor properties to prevent accidents and protect your property value.
Junk Hauling & Removal Services
Clear units efficiently after tenant turnover, evictions, or renovations so spaces stay ready for re-listing without delays.
Gutter & Downspout Cleaning Services
Our teams clean and repair gutters to protect foundations, siding, and landscaping from water damage.
Pressure Washing Services
We offer commercial-grade pressure washing and other maintenance and repair services that extend the life of your property’s surfaces and maintain curb appeal for prospective tenants.
Handyman Repair Services
Our handyman network completes general maintenance and small repairs in a single visit, reducing the need for multiple specialists.
Property Maintenance Looks Different
Depending on Your Portfolio
Not every maintenance need is the same. A 300-unit multifamily property runs on a different operational model than a 10-home SFR portfolio. We handle both, and the process adapts accordingly.
SFR Portfolio Management
Most single-family rental operators need turnover speed above all else. Every day a vacant SFR sits between tenants is direct revenue loss. Our 48-hour quote turnaround and 5-day completion window are built around that constraint. Recurring maintenance, HOA violation cleanups, and pre-lease inspections are all coordinated under one account.
Investor Portfolios of 1 to 200+ Units
Real estate investors scaling across multiple markets need a maintenance partner that doesn’t require rebuilding a vendor network in every new city. Our coverage across 12 U.S. markets means the same dispatch process, pricing standard, and documentation apply whether the property is in Phoenix, Atlanta, or Seattle.
PM Teams Managing 50 to 5,000+ Units
Property managers running maintenance coordination across large portfolios carry a disproportionate operational load. We integrate directly with AppFolio, Buildium, and Property Meld so work orders flow in without a new login or vendor portal. One account covers all active properties. Consolidated reporting makes owner communication straightforward. Visit our property manager hub for the full operational overview.
HOA Compliance and Common Area Maintenance
HOA violations carry cure windows as short as 7 to 14 days depending on the association. That’s not enough time to source a contractor from scratch. We handle HOA violation cleanups with the documentation needed to prove compliance: timestamped before-and-after photos delivered the same day as completion. Common area maintenance, exterior upkeep, and recurring groundskeeping are also available under the same dispatch system.
Additional Property Maintenance Services: HVAC, Plumbing,
Inspections, Turnover
From turnovers and inspections to HVAC and plumbing, we cover the full scope of residential maintenance so you never need another vendor.
Turnover & Renovation Services
Move-out cleaning, interior painting, flooring replacement, appliance replacement, kitchen and bathroom updates, lock changes, and trash-outs. Coordinated as one work order.
Learn More →Inspections & Compliance
Move-in and move-out inspections, routine property inspections, Section 8 inspections, smoke and CO checks, code compliance repairs, and insurance inspections.
Learn More →Additional Services
HVAC maintenance, plumbing repairs, snow removal, and exterior painting are all available through the same dispatch system and work order process.
Request a Service →Not sure which service covers your job? Email us the details and we will scope it and send a quote within 48 hours.
Scheduled Maintenance Costs
Less Than Emergency Repairs
Reactive maintenance is expensive.
A clogged gutter ignored through fall costs $125 to clear. The foundation repair it causes can run $3,000 to $8,000. An irrigation head that wasn’t checked before summer adds 30 to 40% to a monthly water bill across a 50-unit portfolio before anyone notices.
We offer recurring maintenance schedules built around the seasonal demands of each market we serve.
Phoenix properties get pre-monsoon irrigation checks. Florida properties get gutter inspections before hurricane season. Denver properties get HVAC filter replacements and plumbing checks before the first hard freeze.
These aren’t generic seasonal checklists. They’re the same checks our field teams flag every year when reactive jobs pile up after those windows pass.
For maintenance at scale, scheduling preventative work through one system with one account is significantly more efficient than coordinating it across a patchwork of vendors. Submit recurring work orders through your PM platform. We handle the scheduling, documentation, and re-dispatch if a provider doesn’t show.
How Our Dispatch System
Replaces Vendor Management
Independent contractors juggle their own schedules, invoicing, and lead generation in addition to the actual work. When their schedule fills up, your property gets deprioritized. We remove that variable entirely by routing work through a dispatch system where showing up isn’t optional.
One Point of Contact for Everything
We manage landscaping, irrigation, cleanup, and interior work through a single routing system, so you’re not chasing multiple vendors and hoping they align their schedules. Submit from your PM software, by email, or through our form. We integrate with most major property management platforms. No new login to manage.
Resident notifications included. When a job is scheduled, residents receive an SMS with the appointment window. When the job is complete, they receive confirmation. You don’t relay that manually. Residents stay informed without the back-and-forth adding to your coordination load. See how our proactive communication standard works.
Quotes in 48 Hours, Jobs Done in 5 Days
Submit your work order by email, online form, or your existing PM platform. A scoped, market-rate quote built from our dataset of 100,000+ completed jobs is in your inbox, usually within 24 hours. You don’t have to follow up. Jobs are completed within 5 business days.
Completion Photos Land in Your Inbox the Same Day
Completion photos land with the invoice the day the job is done. You never have to ask for them. Our proactive documentation standard means every job is timestamped and verifiable. Our routing system matches your job to the nearest available dispatched provider across our 12 markets, with faster scheduling and better pricing.
If something is wrong with a completed job, it is our problem to fix. Contact us directly. We scope the issue, determine whether it requires a revisit or re-dispatch, and resolve it under the same work order. You don’t negotiate with a provider who’s stopped returning calls. We own the outcome.
Our Performance Guarantees
on Every Work Order
Property maintenance shouldn’t cost you time or peace of mind. We handle home maintenance and repairs with upfront pricing, verified completion, and a single point of contact. We own the outcome. If a provider doesn’t show, we re-dispatch through our service network. If something’s wrong, it’s our problem to fix.
One Account for Your
Entire Maintenance Portfolio
Current pricing ranges across our service catalog. For a full breakdown of what moves landscaping costs up or down, see our cost guide. Exact quotes are delivered within 48 hours based on your specific property and scope.
*Check back soon for more service offerings.
What Drives Maintenance Job Costs
Up or Down
We don’t publish flat-rate pricing because real jobs don’t have flat-rate complexity. These are the factors that move quotes in either direction. Understanding them helps you submit better work orders and get more accurate quotes faster.
Reactive vs. Preventative Timing
A gutter cleaning submitted in October before the leaves are fully down costs $125 to $175. The same job submitted in January after three months of blockage and water damage costs more and sometimes requires repairs alongside the cleaning. Preventative timing is the single largest cost lever available to property managers.
Property Size and Access Constraints
Lot size, fence gates, parking access, and building height all affect job scope and time on-site. A tree trim on a 6,000 sq ft lot with no gate access to the backyard is a different job than the same service on a clear-access 4,000 sq ft lot. We scope these details before quoting so the price doesn’t change after work begins.
Market Labor Rates
Labor rates vary across our 12 markets. Phoenix and Tucson typically run lower for exterior maintenance than Seattle or Denver. Our quotes are drawn from our dataset of 100,000+ completed jobs in each specific market, not a national average. You get a market-rate price for the actual city, not a blended estimate.
Scope Clarity at Submission
Work orders submitted with clear descriptions, property photos, and specific service needs come back with more accurate quotes faster. Vague submissions require a scoping call or photo request before we can quote. That adds 12 to 24 hours to the turnaround. The more specific the submission, the faster the quote.
HOA Violation Urgency
HOA violations have cure windows. A violation with a 7-day deadline requires faster scheduling than a standard work order, which can affect price. We flag this at quoting. If you’re working against a compliance deadline, include the cure date in the work order submission and we prioritize accordingly.
Materials vs. Labor-Only Jobs
Labor-only jobs like pressure washing or gutter cleaning are priced differently than jobs that include materials, like sod installation, irrigation repair, or fence replacement. Labor is quoted against our market-rate dataset. Materials are quoted at cost with no markup hidden in the line items. Both are included in the initial quote, not added after work begins.
If you’re considering Breasy, I would absolutely recommend giving them a try. Being able to hand off a work order and trust that everything will be professionally managed from start to finish has made a meaningful difference in our day-to-day workload.
Managed Service vs. Local Contractor
vs. Marketplace Platform
There’s no shortage of property maintenance options. What’s harder to find is a vendor that shows up on deadline, documents the work, and doesn’t require you to follow up.
|
Breasy
★★★★★
Best for Property Managers & Portfolios
|
Local Solo Operators
★★★★★
Best for Single-Property Homeowners
|
Marketplace Platforms
★★★★★
Best for One-Off Residential Jobs
|
|
|---|---|---|---|
| Quote Turnaround | ✓ 48-hr Quote Turnaround | 3–10 business days, if they respond | Varies by contractor |
| Completion Documentation | ✓ Same-Day Photos Every Job | △ Inconsistent — often none | ✗ No Documentation Standard |
| HOA Violation Response | ✓ HOA Violation Response | ✗ No HOA Violation Response | ✗ No HOA Violation Response |
| No-Show Protection | ✓ Re-Dispatch Guarantee | ✗ You’re back to searching | ✗ No Outcome Guarantee |
| Portfolio Management | ✓ Portfolio-Scale Support | ✗ Single property only | ✗ No Portfolio Support |
| PM Software Integration | ✓ Works Inside Your Existing Process | ✗ Manual coordination only | ✗ Separate login required |
| Vendor Management Required | ✓ Zero Vendor Management on Your End | ✗ Full coordination on you | △ Platform finds; you manage |
| Get Our Rate for Your Work Order → | Works for single homeowners with no deadline pressure | Fine for a one-time residential repair with no deadline |
⚡ What Marketplace Platforms Won’t Tell You
Angi, Thumbtack, and similar platforms connect you with a vendor, then step back. If the vendor ghosts you, if the work is substandard, or if they don’t show up on the agreed day, you’re back to the marketplace searching again. We are a managed service. We own the outcome, and if something goes wrong with a job, it’s our problem to fix, not yours to resolve with a contractor who’s stopped returning messages.
Integrations
Submit work orders from the platform you already use. No new login, no process change, no vendor portal to manage. Work orders submitted through any connected platform are scoped and quoted using the same process as direct submissions.
AppFolio
Submit work orders directly from AppFolio without leaving the platform. Quotes are returned to your AppFolio inbox. Completion photos and invoices are logged against the corresponding property record. No parallel workflow required.
Buildium & Property Meld
Buildium and Property Meld users submit through their existing maintenance request workflow. We receive the work order, scope it, and return a quote through the same channel. Approval, dispatch, and documentation all stay within your existing PM stack.
RentVine, Latchel & Others
For RentVine, Latchel, and other connected platforms, we work within the maintenance module you already use. If your current platform isn’t listed, email us the details. We integrate with most major PM software and can scope a direct workflow connection in most cases.
Completed Jobs: Before and After,
Every Market
Every job in this gallery was completed by a Breasy-dispatched provider and documented with timestamped before-and-after photos. These are not stock images.
When Maintenance Demand Increases
Across Our Markets
Reactive maintenance costs more and takes longer than scheduled work. These are the seasonal windows we see demand spike in each market region, based on the jobs we handle year over year.
Pre-Monsoon: April to June
Irrigation heads fail most during the first heat spike of the year before monsoon season begins in July. Tree trimming and branch clearance ahead of monsoon winds reduces storm damage jobs significantly. We see a 40 to 60% spike in irrigation diagnosis requests and tree clearance work from late April through June across Phoenix and Tucson properties.
Pre-Hurricane Season: April to May
Hurricane season runs June through November in Florida. Gutter inspections, tree clearance, and fence assessments scheduled before June avoid the demand surge that follows every named storm. Post-storm cleanup requests across our Florida markets spike within 48 to 72 hours of any event above Category 1. Pre-season work is consistently cheaper and faster to schedule.
Pre-Summer: March to April
Texas summer heat accelerates exterior surface deterioration faster than most markets. Pressure washing, fence assessments, and irrigation checks scheduled before temperatures reach the 90s hold up significantly better through the season. In Dallas, late spring is also the highest HOA violation enforcement window, when associations issue notices for winter damage and overgrown yards.
Pre-Freeze and Fall: September to November
Denver properties need HVAC filter replacements, plumbing checks, and irrigation winterization before the first hard freeze, which can arrive as early as October. Seattle’s wet season from October through March creates sustained gutter and drainage demand. Both markets see requests spike in September when the window for preventative work is still open before conditions shift.
Frequently Asked Questions
Straight answers before you submit your first request.
How do I submit a work order?
What if the assigned provider doesn’t show up?
Can I manage multiple properties under one account?
How does pricing get determined?
Can I set up recurring or preventative maintenance schedules?
What markets does Breasy serve?
Do I get proof that work was completed?
What happens if the work quality is unsatisfactory?
What Property Managers Say
From portfolio managers to individual homeowners. Here is what the work looks like from the other side.
“I was pleasantly surprised when the crew arrived today to finish the front yard. Thanks to Breasy’s effective communication and streamlined processes, the team confirmed my concerns about the previous work being substandard, and I’m thrilled with the excellent job they did this time. Breasy’s efficient service made sure everything was handled smoothly, and I truly appreciate the outstanding resolution. Thank you for your continued support!”
“Working with Breasy has been a game-changer for our properties. Their team is reliable, professional, and consistently goes above and beyond to ensure our requests are handled efficiently. It’s a relief to have a partner we can trust, allowing us to focus on tenant and owner satisfaction and property management without worrying about maintenance issues. We highly recommend Breasy.”
“We are a property management company that handles a large number of properties. For our team, it has been extremely helpful to work with a company like Breasy to address all our property issues. Not only do they provide a fast response to our requests, but they also deliver excellent customer service. We highly recommend this company if you’re looking for great service at a fair cost.”
Property Maintenance Resources
Operational guides, pricing breakdowns, and market-specific resources written from thousands of completed jobs.
What Is Property Maintenance? A Complete Guide for Rental Property Owners
What property maintenance actually covers for single-family rentals, the cost ranges by service type, and the difference between a vendor marketplace and a single-source provider.
Read article →
Choosing a Property Maintenance Company: The Complete Guide
What separates a single-source operator from a contractor directory, the questions to ask before hiring, and the red flags that signal coordination headaches ahead.
Read article →
How Much Does Property Maintenance Cost for a Rental Property? (2026 Breakdown)
Annual cost ranges by service category, the 1% budgeting rule explained, and why per-square-foot estimates vary so widely between older and newer homes.
Read article →
Property Maintenance Cost Per Door: What Landlords Should Budget Per Year
Per-door benchmarks by property age and market, why per-door beats percentage-of-value for mixed portfolios, and a hybrid formula for estimating your own number.
Read article →
Property Maintenance vs Property Management: What’s the Difference?
Where leasing and tenant administration end and physical repair work begins, and why most “property management” companies don’t actually employ a maintenance crew.
Read article →
Full-Service Property Maintenance: What It Includes and Why It Matters
The difference between a true full-service provider and a marketplace that just coordinates contractors, plus what each of the five core service categories should include.
Read article →
Residential Property Maintenance: The Complete Guide to SFR Upkeep and Repairs
Why single-family maintenance fails differently than multifamily at scale, the real cost of delayed irrigation and exterior repairs, and what a professional SLA should guarantee.
Read article →
The True Cost of Deferred Property Maintenance (and How to Calculate It)
The formula for calculating what a postponed repair actually costs once secondary damage, vacancy loss, and property value impact are factored in, with real cost-multiplier tables by system.
Read article →
Apartment Complex Property Maintenance: The Complete Guide for Property Managers
Staffing ratios for multi-family maintenance teams, the three-tier turnover classification system, and how response-time benchmarks shift once you’re managing shared building systems.
Read article →
Move-Out Maintenance Checklist: The Property Manager’s Complete Turnover Guide
Room-by-room inspection items, how to tell normal wear from chargeable damage, and the documentation standard that prevents deposit disputes before they start.
Read article →
Summer Property Maintenance Checklist for Rental Properties 2026
The full May-through-August sequence for exterior repairs, HVAC service, irrigation checks, and turnover prep, including an 11-day make-ready timeline and a month-by-month task breakdown.
Read article →
Summer Turn Preparation Checklist for Property Managers
Why summer turns need a 30-day planning horizon, the heat-driven failure points that don’t show up in other seasons, and the exact sequencing for exterior versus interior work. Pairs with our broader summer maintenance checklist for a full-season view.
Read article →
Summer Preventive Maintenance Checklist for Property Managers: Complete Guide for SFR Portfolios
Cost benchmarks for HVAC tune-ups versus emergency compressor failure, market-specific pest and irrigation risks, and how to prioritize maintenance across a multi-property portfolio. See the related summer turn checklist for turnover-specific timing.
Read article →
15 Summer Maintenance Risks Property Managers Should Watch
A ranked list of the failure points most likely to generate emergency calls during peak heat, drawn from the same job data behind our preventive maintenance checklist.
Read article →
How to Build a Property Maintenance Budget for a Single-Family Rental
Three budgeting formulas compared side by side, how to split your total across five expense categories, and the contingency reserve every SFR budget needs.
Read article →Breasy Operates Across
12 U.S. Markets
The same process, pricing standard, and documentation apply everywhere. Find home maintenance and repair services near you.
One Point of Contact for
All Maintenance and Repairs.
No Vendor Juggling.
We handle home maintenance and repairs with upfront pricing, verified completion, and a single point of contact. Most property managers who work with us start with one work order. Within a few months, we’re handling the full maintenance cycle across their portfolio. Getting approved takes about a week. Once you’re in, work orders go out the same day.
