24/7 Emergency Response Available — (888) 303-5551
─ Residential · Commercial · Mixed-Use
From a 12-property residential book in the South Bay to a mixed-use commercial portfolio across LA, OC, and the Inland Empire — OH Property Maintenance is the single MSA that consolidates your janitorial, MEP, grounds, restoration, and capital trades into one PM, one invoice, and one SLA report your owners actually read.
─ The reality
Most PMs we onboard are juggling a different vendor for every trade at every property — janitorial here, HVAC there, a handyman cousin somewhere else. COIs lapse, W-9s go missing, and audit season is a fire drill.
Vendors mark a WO complete to clear their queue. The resident or tenant calls back two days later. Now you're the bottleneck — and the owner thinks you're the problem.
Most vendors don't truly run 24/7. The toilet overflows at 11 p.m. and your night becomes the answering service. You need a partner whose dispatch line is real — not a voicemail box.
Roof recoats, parking-lot resurfacing, exterior repaints — bids drag for 90 days, scope creeps, the original vendor walks. Meanwhile the owner is asking you for a number.
Pulling photos, invoices, COIs, and SLA stats from 14 vendors into one owner-ready packet eats your weekend. There has to be a portal.
─ How OH solves it
OH Property Maintenance is built for the property manager whose phone rings before the owner's does. We consolidate every facilities trade your portfolio needs — janitorial, day porter, HVAC, plumbing, electrical, landscaping, parking-lot, painting, restoration, handyman, and capital — under one CSLB Class A & B license, one MSA, and one PM who owns your whole book.
Onboarding is structured around your existing portfolio: a free portfolio walkthrough, a written program inside 10 days, and a phased start that does not interrupt the work orders already in flight. We set up a property manager portal with photo-documented WOs, live SLA dashboards, COI tracking, and one consolidated monthly invoice per portfolio (or per property, if your accounting prefers it).
PM firms that consolidate to OH typically cut their vendor count by 70–90%, drop after-hours escalation calls to almost zero, and reclaim the Saturday they used to spend assembling owner packets. The owner reports come pre-built.
─ Services for Property Managers
Common areas, lobbies, restrooms, corridors. W-2 crews, supervised, recurring.
Learn moreEPA-certified HVAC, C-36 plumbing, licensed electrical. Quarterly PM, 24/7 emergency.
Learn moreRiser, slab leak, hydro-jet, backflow, leak detection. Sub-2-hour dispatch.
Learn moreLandscape, parking-lot, pressure washing, tree services, striping, signage.
Learn morePunch lists, turnover-readies, common-area touch-ups, drywall, fixtures, hardware.
Learn moreIICRC water and fire response, tarp & board-up, post-loss reconstruction.
Learn more─ Why OH for Property Managers
Not a call center. A named portfolio PM who knows your properties, your owners, and your accounting cadence.
One vendor file in your AP system. Renewed automatically. Additional insured + waiver of subrogation in 24 hours.
Live SLA dashboards, photo-documented WOs, monthly portfolio summaries you can forward straight to ownership.
Real after-hours line answered by a dispatcher, not a voicemail. Sub-2-hour mobilization on emergencies SoCal-wide.
─ Compare
Most boards and asset managers end up stitching together a roster of single-trade vendors, an after-hours answering service, and a folder of expiring COIs. Here's how OH compares.
The OH way
OH Property
Typical
Single-trade vendors
Alternative
In-house staff
100% W-2 employee crews
Background-checked, badged, uniformed, bilingual
Photo-documented QA every visit
Before/after photos and supervisor sign-off, auditable from your phone
24/7 dispatch with <2-hour SLA
Real humans on the desk — not a third-party answering service
Full licensing in-house
B General · C-10 Electrical · C-20 HVAC · C-36 Plumbing · IICRC · CIMS
One PM, one MSA, one invoice
All trades consolidated under a single program
Reserve-study & capital-plan integration
Every component tagged to your reserve study or capex schedule
─ How we engage
01
We tour 3–5 representative properties with your senior PM, benchmark current vendor performance, and surface the easy wins.
02
Property-by-property scope, portfolio-level KPIs, AP-friendly invoice cadence, transition plan that respects WOs already in flight.
03
We start with one or two properties, prove the model, then roll the rest of the portfolio over 30–60 days. Existing vendors stay until we're proven.
04
SLA dashboards, capex pipeline, owner-packet preview, AP reconciliation. Quarterly review with ownership when you want us in the room.
"We were managing 22 properties with 38 vendors. After moving to OH it dropped to one MSA and one PM. My after-hours call volume from residents and tenants went from nightly to almost zero. The Saturday I used to lose to owner reports — I got it back."
─ Case studies
A sample of property managers engagements across Southern California — anonymized at the request of our clients, but the metrics are real.
OH onboarded a 22-property residential and mixed-use portfolio across two counties in 60 days. Existing vendors were transitioned property-by-property with zero service gaps. AP went from 38 vendor files to one.
A regional commercial PM had three properties with deferred roof and parking-lot capital and no documented pipeline. OH inspected all 11 sites, built a phased 5-year capex plan, and delivered the first two roof recoats inside year one — under MSA, no bid-shopping.
After the previous janitorial-plus-handyman vendor stack collapsed, OH took over both scopes plus turnover-ready punch lists. Resident WO close-rate (verified by callback survey, not vendor self-report) hit 96% inside 90 days.
─ Trust & proof
References available on request. Licenses, insurance, and certifications verifiable in seconds.
Active client references
5+ available22-property mixed portfolio
OC + South Bay LA · Client since 2021
11-property commercial portfolio
IE + LA Basin · Client since 2022
480-unit garden residential
Long Beach · Client since 2020
9-property mid-rise residential
Westside LA · Client since 2023
6-property retail strip portfolio
Riverside County · Client since 2022
Licenses · insurance · certifications
CSLB Class A & B
Lic. #[XXXXXX]
$5M GL + $5M Umbrella
Bonded & insured
W-2 crews
E-Verify + background checked
True 24/7 dispatch
Sub-2-hour mobilization
Single MSA / single COI
AP-friendly
DIR registered
Prevailing wage capable
"I have 22 properties and a phone that used to ring at 11 p.m. Now I have one number to call and a portal that already has the photo and the COI. That's the entire pitch."
─ Related industries
─ FAQs
Have a unique situation? Talk to a real PM, not a sales rep.
(888) 303-5551Often, yes — for trades we don't self-perform or where you have a strong existing relationship, we'll either subcontract them under our MSA or coordinate them through our PM at no markup. The goal is consolidation, not disruption.
We adapt to your AP system. Most portfolios get one consolidated monthly invoice per property (with line-item detail per WO and trade), or a single portfolio rollup if your AP prefers that. PDF + CSV + portal access included.
Sub-2-hour mobilization 24/7/365 SoCal-wide for water, fire, electrical, HVAC-down, or life-safety. Sub-45 minutes from our nearest yard for most LA, OC, IE, and SD calls. Our after-hours line is answered by a dispatcher, never a voicemail.
Yes. $5M GL, $5M auto, $1M WC, $5M umbrella, additional insured + waiver of subrogation issued in 24 hours, blanket endorsement available. DIR-registered for any prevailing-wage work.
Live SLA dashboards, photo-before-and-after on every WO, monthly portfolio summary, COI tracking, capex pipeline, and an owner-ready PDF you can forward without editing.
Typical 60-day phased rollout. We start with 1–2 properties to prove the model, then transition the remaining portfolio over the next 30–45 days. Existing vendors stay in place until each property is fully transitioned — no service gaps.
Free walkthrough, written findings, custom proposal — built around your property and your board.