How It Works Work orders are submitted by tenants via Property Meld. An SPM Maintenance Coordinator responds with troubleshooting instructions (when applicable) within 30 minutes. If a technician is needed, they are scheduled to resolve the issue within an average of 4 days.
Owner Approvals Orders above $500 require owner approval, which can cause delays if not received promptly. We contact owners quickly to discuss estimates so work can be completed within the 4-day average — protecting tenant experience and your asset.
A Note on Owner-Sourced Vendors When owners choose to source their own quotes, this can cause delays and tenant dissatisfaction. We welcome preferred vendor suggestions — if they are responsive (we call up to 3 times) and qualified, we will use their services. Otherwise we proceed with our in-house team or vetted vendor network.
In-House Technicians
Make Ready (MR) Labor
Outside Vendors We use outside vendors for specialty work including appliances, major MEP (mechanical, electrical, plumbing), flooring, roofing, foundation, chimney, tankless water heaters, mold testing and remediation, landscaping, and other specialty work. Outside vendors are billed at cost.
Maintenance Reserve SPM holds a $500 reserve per property for discretionary maintenance on any individual instance. This reserve is replenished at the end of the month if used, and allows us to respond quickly for a better tenant experience.
Large-Scope Situations (Over $500) Jobs over $500 will be estimated for owner approval. We select competent, available vendors who may charge an estimation trip fee of up to $150 — this fee is waived if the estimate is approved.
Home Warranties Owner home warranties are not recommended (response times tend to be slow and quality inconsistent), but we can coordinate with your warranty provider if needed for a coordination fee of $45/instance, above the direct warranty fee from the third-party provider.