Patrol. Participate. Partner.
Each plan builds on the last. Start where you're comfortable. Change whenever you want. No long-term contracts — if you don't need us anymore, you don't need us anymore.
Patrol Plan
"Eyes on it. Documented. Reported."
You need someone to look in on the place. Not a neighbor glancing from the curb — someone who walks through, checks the systems, and tells you what they see. Every visit documented with photos and a private portal report.
What's Included:
- ✓ Scheduled walkthroughs (weekly, biweekly, or monthly — you choose)
- ✓ Full exterior inspection: roof, gutters, siding, foundation, yard, outbuildings
- ✓ Full interior walkthrough: water intrusion, heat, plumbing, pest signs, security
- ✓ Photo documentation of every visit
- ✓ Written condition report in private portal within 24 hours
- ✓ Mail and package collection
- ✓ Storm response check within 48 hours of major weather event
- ✓ Immediate notification of any issues discovered
- ✓ Insurance compliance documentation (letter of service, visit log)
- ✓ Smart sensor monitoring (if installed — see Technology services)
Participate Plan
"Maintained. Coordinated. Reported."
Watching isn't enough. Things need doing. The faucet leaks. The furnace filter is filthy. The gutters need cleaning before winter. We handle the small stuff on the spot and coordinate vendors for the big stuff. Your property doesn't just get looked at — it gets taken care of.
Everything in the Patrol Plan, plus:
- ✓ Seasonal winterization (fall) and spring reactivation
- ✓ Incidental on-site fixes discovered during check-ins (reset a tripped breaker, replace a clogged furnace filter, tighten a loose fixture, board up a broken window, replace detector batteries, clear gutter debris while on-site, replace weatherstripping)
- ✓ Quarterly system diagnostics: HVAC cycling, plumbing pressure, electrical panel visual, sump pump, water heater
- ✓ Maintenance Coordination: Find, schedule, supervise, and verify local vendors — lawn care, snow removal, pest control, cleaning, any recurring maintenance need. (Coordination billed separately — see How Pricing Works)
- ✓ Smart sensor installation and monitoring (freeze alerts, water leak, door/window contact, cellular gateway for no-WiFi properties)
- ✓ Monthly maintenance summary report (cumulative condition tracking)
- ✓ Parts at cost + 20%
Partner Plan
"We act as you."
Full proxy. We are your eyes, your hands, and your judgment on the ground. Contractor oversight, emergency response, insurance liaison, estate coordination — everything. You make the decisions. We handle everything else.
Everything in the Participate Plan, plus:
- ✓ Weekly check-ins (standard at this level)
- ✓ Contractor Oversight: Refer qualified contractors, schedule visits, ensure access, communicate scope, be on-site when possible, document before/after, confirm completion. You approve scope and cost. We make sure it gets done right.
- ✓ Emergency response (within 2–4 hour window) — burst pipe, furnace failure, storm damage, break-in. First on-site to assess and stabilize, coordinate immediate mitigation, communicate throughout
- ✓ Utility management — monitor bills for anomalies, keep minimum heat/light/water active, coordinate utility transfers for estate properties
- ✓ Quarterly comprehensive property assessment with 12-month maintenance forecast
- ✓ Insurance liaison — compliance documentation, claim support, adequacy review
- ✓ Estate coordination — realtor access for showings, attorney documentation, property tax assessment appeals
- ✓ Annual review meeting with owner (Zoom or in-person)
Important: What These Plans Are — and Aren't
These plans cover watching, diagnosing, coordinating, and reporting. We are not the lawn service. We are not the snowplow. We are not a general contractor.
What we do is find, schedule, supervise, and verify the people who do that work — so you don't have to manage vendors from 200 miles away. That coordination is a billed service, separate from the plan. You stay completely hands-off. We handle the rest.
The Retainer Model
We don't send surprise bills. We don't charge by the visit and hope you remember to pay. Every ongoing engagement works on a retainer — you fund the retainer based on your chosen level of involvement, and we work from it.
Here's how it works:
You choose a plan. Patrol, Participate, or Partner. The plan defines the scope of what we do — not a fixed price.
We estimate the retainer. Based on your property's needs, visit frequency, and travel distance, we calculate a retainer amount that covers the expected work. Every retainer is custom — because every property is different.
We work from the retainer. Every visit, every task, every coordinated repair draws down the retainer at the agreed Field Rate + Travel. You see every transaction — what was done, when, what it cost. Full reporting, full accountability.
When it runs low, we tell you. When the retainer approaches empty, you get a notification. You refill it. If you don't, scheduled work pauses until you do — no work happens without funds to cover it. This includes one-time services, routine visits, and emergency callouts.
Scheduled work that would exceed the balance doesn't execute. If a planned visit would push the retainer negative, it doesn't happen until the retainer is refilled. This protects both sides — you're never surprised by a bill, and we're never doing work we can't cover.
Why a retainer instead of monthly billing? Because properties don't need the same work every month. Some months are quiet — a walkthrough and a report. Some months are heavy — a storm, a burst pipe, a contractor project, a one-time winterization. The retainer smooths that out. You fund it based on your expected level of involvement, and the balance carries forward. No wasted months, no surprise overages, no separate invoices for one-time work.
One-time services — winterization, property condition assessments, single visits — also draw from the retainer. No separate billing, no separate invoices. Everything goes through one account with full reporting.
Field Rate + Travel
Every service — whether ongoing stewardship or a one-time visit — is priced the same way: Field Rate + Travel. No flat monthly subscriptions. No published price tiers. Here's how it works:
The Field Rate
The field rate reflects the scope of work and the expertise required. Checking a vacant house for storm damage costs less than a full Property Physical with written report. Coordinating three vendors costs more than a single walkthrough. The rate is based on what we're doing, not a flat fee regardless of effort.
We target a minimum net return that makes the work worth doing — and makes the value clear. You're not paying for a checkbox. You're paying for someone who knows what they're looking at.
Travel
Travel is mileage from Jersey Shore, PA (17740) to your property and back. A property nearby is 20 minutes. A cabin up the mountain is 90 minutes. That difference is real, and it's reflected in the quote. We don't hide travel in a flat rate — you see exactly what the drive costs.
Properties are grouped by travel zone. Zone 1 (within 15 miles of home base) has no travel surcharge. Zone 2 (15-30 miles) carries a modest monthly surcharge. Zone 3 (30-60 miles) carries a higher surcharge. Zone 4 (60+ miles) is custom-quoted. The surcharge covers fuel, time, and wear — nothing else. You'll know your zone before we agree on anything.
Maintenance Coordination
Vendor coordination — finding, scheduling, supervising, and verifying local service providers — is billed separately from the plan. Two options: We handle the billing and add a coordination markup (you get one invoice), or the vendor bills you directly and we charge a flat monthly coordination fee per vendor managed. Your choice.
Either way, you're not managing a lawn service, a snowplow operator, and a pest control company from 200 miles away. We do that. You get one person to deal with.
How We Agree on Price
We talk. We ask about your property, your situation, what you need. We tell you what we'd charge for the scope you described. We agree before any work starts. No surprise invoices. No subscription you forget about. No long-term contract.
If the scope changes — you need more visits, a pipe bursts, you want us to coordinate a roofer — we adjust. You always know what you're paying for and why.
Why Not Publish Prices?
Because every property is different. A monthly check-in on a well-maintained house in town is not the same as weekly monitoring of a 100-year-old cabin up the mountain with a private well and septic system. Flat rates would either overcharge the simple job or underprice the complex one.
We also price for value, not volume. This isn't a budget service. You're paying for diagnostic expertise, systems thinking, and lived experience with rural property infrastructure — the kind of judgment that prevents small problems from becoming catastrophic ones. A custom quote means you pay for what you actually need, priced to the value it delivers.
Compare Plans
What's included at each level. All plans are custom-quoted based on scope — Field Rate + Travel from 17740.
| Feature | Patrol | Participate | Partner |
|---|---|---|---|
| Scheduled walkthroughs | Weekly / Biweekly / Monthly | Biweekly / Weekly | Weekly (standard) |
| Exterior + interior inspection | ✓ | ✓ | ✓ |
| Photo documentation (every visit) | ✓ | ✓ | ✓ |
| Written portal report within 24 hours | ✓ | ✓ | ✓ |
| Storm response check (48 hrs) | ✓ | ✓ | ✓ |
| Insurance compliance docs | ✓ | ✓ | ✓ |
| Mail and package collection | ✓ | ✓ | ✓ |
| Smart sensor monitoring | ✓ | ✓ | ✓ |
| Seasonal winterization + spring reactivation | — | ✓ | ✓ |
| Incidental on-site fixes (discovered during check-ins) | — | ✓ | ✓ |
| Quarterly system diagnostics | — | ✓ | ✓ |
| Maintenance coordination (lawn, snow, cleaning, pest — find, schedule, verify) | — | ✓ coordination | ✓ coordination |
| Smart sensor installation | — | ✓ | ✓ |
| Monthly maintenance summary report | — | ✓ | ✓ |
| Parts at cost + 20% | — | ✓ | ✓ |
| Contractor oversight (refer, schedule, supervise, verify) | — | — | ✓ |
| Emergency response (2–4 hr window) | — | — | ✓ |
| Utility management + anomaly monitoring | — | — | ✓ |
| Quarterly property assessment + forecast | — | — | ✓ |
| Insurance claim support | — | — | ✓ |
| Estate / transition coordination | — | — | ✓ |
| Realtor / attorney liaison | — | — | ✓ |
| Pricing | Field Rate + Travel | Field Rate + Travel | Field Rate + Travel |
All plans custom-quoted based on scope, property type, and visit frequency. Maintenance coordination (lawn, snow, cleaning, pest) billed separately. Travel from Jersey Shore, PA 17740.
When You Just Need Something Handled
Not ready for ongoing stewardship? These standalone services are designed to give you help exactly when and where you need it. All priced on Field Rate + Travel from 17740.
The Property Physical
Gateway ServiceSignature Assessment
Our hallmark inspection. 3 to 4 hours on-site evaluating every major system: structural, mechanical, electrical, plumbing, envelope, and environmental. You receive a comprehensive, prioritized written report with detailed photo documentation, a deferred maintenance log, and a 12-month maintenance forecast. This is the recommended starting point for every new client — the diagnosis that drives everything else.
Full Winterization
Field Rate + TravelComplete Seasonal Protection
Complete professional water system winterization. Blow out lines, insulate vulnerable piping, set up HVAC for winter economy, seal exterior entry points, and execute thorough pest prevention. Fully photo-documented and generated to meet insurance compliance requirements. Done right, not rushed.
Spring Reactivation
Field Rate + TravelGet Ready for the Season
Reverse winterization. Carefully reconnect, repressurize, and test all plumbing, heating, and cooling systems. Inspect for winter damage — foundations, roofs, ice dams, signs of animal entry. Your property is 100% safe and ready for the season.
Pre-Arrival Inspection
Field Rate + TravelFor Cabin & Second-Home Owners
Coming up to the cabin next weekend? We go first. Full walkthrough, verify all utility systems, check for leaks, cycle the heat or AC, ensure everything is clean and working. If something is broken, we'll notify you and we can often fix it before you even arrive. Your trip should be a vacation, not a chore weekend.
Storm Response / Emergency Inspection
Field Rate + TravelRapid Damage Assessment
When a severe storm, high wind event, or winter freeze rolls through and you're far away, we go immediately. Full exterior and interior damage inspection, verify no active leaks, tree strikes, or utility outages, comprehensive report with photo evidence so you can file claims or initiate repairs.
Estate Transition Support
Custom QuoteProbate & Executor Liaison
Working hand-in-hand with executors, family members, and probate attorneys to manage estate properties through transition. From initial condition inventories to staging preparations — organizing cleanouts, supervising minor repairs, coordinating realtors, and supplying complete administrative records for court filings.
Contractor Oversight
Field Rate + TravelStandalone Project Management
You've received a major quote for a roof, well pump, or structural repair. Is it fair? Is the scope appropriate? We review the contractor's bids, examine the proposed scope, monitor progress on-site, and verify quality of execution before any funds are released. We are your technical eyes and ears on the ground.
STR Local Contact Registration
Field Rate + TravelShort-Term Rental Compliance
Most Pennsylvania townships require a designated local contact who resides within 30 miles of a short-term rental property to respond to municipal notices or guest emergencies. We act as your official registered local contact, handle on-site physical compliance, and provide rapid emergency response when needed. Also includes turnover inspections between guests and smart lock management.
Where We Serve
We serve Pennsylvania one territory at a time. Travel is calculated from our base of operations to your property. See our interactive service area map for the current list of active territories and counties on our expansion list.