Outsourced facilities management.
A fractional facilities manager for properties that need one — a fraction of a full-time hire, all of the accountability.
We take ownership of the building’s operating work.
Facilities management is everything it takes to keep a property functioning, safe and presentable: the recurring services, the trades, the supplies, the inspections and the calendar that keeps them all on time. Most small properties don’t lack the money for that work. They lack the one person whose job it is to make sure it happens.
To be precise about what we are: a management company, not a contractor. We don’t run the mowers, the extractors or the pipe wrenches. We find the companies that do — grounds crews, janitorial vendors, licensed plumbers, water-treatment specialists — bid the work, contract it, schedule it, inspect it, and hold it to the standard you were promised.
That’s the role we fill. You get the facilities manager — the judgment, the vendor bench and the accountability — without adding a salary, a truck, a phone and a benefits line to your payroll.
Walkthrough and baseline
We walk the property with you and write down what’s actually there: square footage, grounds, equipment, current vendors, what’s deferred, what’s about to become a problem.
Scope and schedule
You get a written scope — what gets done, how often, and what it costs. Nothing in it is a surprise, and anything outside it comes to you for approval before it happens.
Vendor sourcing and contracting
We bid the recurring work — grounds, janitorial, plumbing, water treatment, HVAC — to vetted, licensed contractors and put it under our oversight. Existing vendors you like, we keep and manage. The rest we re-bid.
Ongoing oversight
Site visits on a schedule, not on a complaint. We inspect the work, catch the small things while they’re still small, and handle the call-outs and turnover without involving you.
The property plan
Quarterly, in writing: what was done, what it cost, what we’re watching, and what is going to need real money and roughly when. Capital items land on your calendar months before they land as an emergency. This is the part a dispatch system can’t do — it takes someone who has been inside the building more than once.
What we manage — and what we don’t.
Everything below is available, and none of it is mandatory. Some owners hand us the whole list; others want exactly one line of it watched — the grounds contract that keeps slipping, or the plumbing work nobody checks. The agreement names what we manage, you can start narrow, and widen it later.
In scope
- Vendor sourcing, bidding, contracting and oversight
- Grounds and landscaping programs, managed end to end
- Janitorial and day-porter coverage through supervised vendors
- Plumbing and water treatment through licensed specialists
- HVAC, electrical and pest vendors, held accountable
- Preventive maintenance calendar and record-keeping
- Work orders, reactive repairs and vendor dispatch
- Site inspections and condition reporting
- Vendor turnover and coverage gaps — our problem, not yours
- A written quarterly property plan and capital outlook
- Consolidated monthly invoicing across every service
Not in scope
- Performing the trades ourselves — the work is delivered by licensed, insured contractors under our management
- Leasing, showings and tenant placement
- Rent collection and tenant accounting
- Lease negotiation on an owner’s behalf
- Real estate brokerage of any kind
In Texas, leasing and rent collection performed for someone else are brokerage activities that require an active real estate license from TREC. We are a facilities management company, not a brokerage — so that work stays with your broker or licensed property manager, and we work alongside them.
A monthly management fee, plus the services you choose — on one invoice.
The management fee covers the oversight: the schedule, the vendors, the inspections, the property plan, and being the person who picks up the phone. Recurring services — grounds, janitorial, plumbing, water treatment — are bid to vendors and priced per property based on what the walkthrough turns up. Trade work is passed through with the scope agreed in advance.
All of it arrives once a month, itemized, as a single invoice. You stop reconciling six vendors against six due dates, and you can see what the property actually costs to run in one place.
Start with a walkthrough.
We walk the property, list what it actually takes to keep it running, and put a number on it. No charge, no obligation.