Find the leak, then fix what it damaged

So we scope both. When a vendor finds a supply leak behind a wall, the report comes back with the moisture extent as well as the repair — because the drywall, insulation and flooring around it are on the clock from the moment it started, and a manager needs to decide about them within days rather than weeks.

Day-to-day work covers dripping and seized fixtures, running toilets, slow and blocked drains, garbage disposals, supply-line and shut-off valve replacement, and the hose bibs that split over winter. Water heaters are their own category and the most predictable failure on a property: most tanks give eight to twelve years, they fail wet rather than dry, and replacing one on schedule costs a fraction of replacing one plus the flooring in the unit below.

Supply and sewer work goes to licensed plumbers. Major plumbing is one of the five trades where our network requires a verified current licence before dispatch, alongside major electrical, both HVAC categories and full roof replacement. Minor plumbing — a fixture swap, a trap, a disposal — can be handled by a qualified general vendor, and we are explicit with you about which category a job falls into.

For portfolios, the highest-value thing we do is unglamorous: knowing where the shut-offs are and whether they work. A main shut-off that will not turn is the difference between a wet cabinet and a flooded floor below, and it is a five-minute check during any other visit.

Water running that you cannot stop is a phone call, not an email. It is the one category where an hour genuinely changes the size of the repair.