“The invoice has the work order number and the unit on it. I stopped matching them by hand at month end.”
Lenny O.Property manager, four buildings
Maintenance plumbing for rental buildings
Send the work order. Get back photos and an invoice.
We are the maintenance plumber for landlords and small property managers in Rockford, from two-flats to twelve-unit buildings. Each call comes back as a work order, photos of what we found and one invoice that matches.
The paper trail
One job, three pages
Sample entries for a two-unit building. Your unit numbers, photos and amounts replace them.
- Page 1
Work order
Opened when a tenant texts us or you send it. It names the unit, the problem in the tenant's words and who approved the work.
Unit 2B: ceiling stain below the bathroom
Reported by the tenant, approved by the manager
Spending limit: the amount you set for the unit
- Page 2
Photos
Taken on the visit: what we found before we touched it, then the repair finished. Same angle, same unit, so the file shows what changed.
Before: the stain, the supply line above it
After: the new fitting in place
Filed under the unit and the work order number
- Page 3
Invoice
One invoice per work order, with its number on it. Labor, parts by name, and nothing you did not approve.
Stays at or under the limit, or we call first
Sorted by building for your owner statements
The repair log for the unit gets a new line
What we fix
Between tenants and during them
Drains
Kitchen sinks, tubs and laundry lines that run slow, and toilets that will not clear.
Toilets
Running, weak flush, rocking at the floor. Fill valves, flappers and wax rings.
Leaks
Supply lines, shutoffs, traps and tub valves, under sinks and behind walls.
Water heaters
Tank swaps between tenants, relief valves and leaks at the base.
Winter
Hose bibs, exposed lines and basement pipes, checked before the first hard freeze.
Turnover list
The plumbing items on your move-out checklist, done and photographed before the next tenant.
Maintenance plan
Priced by the unit, once a year
A walk-through of every unit, a written report with photos and a repair log that grows with each work order. Repairs are billed per work order. It is not insurance.
One walk-through a year, or two with winter prep
A report for each unit, with photos
The repair log by unit, as a spreadsheet
Cancel in writing, any time
When a tenant calls us
Four steps, in this order
For buildings on a plan. For any other building, we call you first.
- 01
Step 1: The tenant calls or texts
We ask for the unit, what is happening and a photo if they can send one. We tell them where the unit's water shutoff is.
- 02
Step 2: We open a work order
You get a text and an email with the unit and the problem. Under your spending limit we book it. Over the limit, we wait for your yes.
- 03
Step 3: We visit the way your lease says
We set the window with you or the tenant, whichever your lease names, and tell you when it is booked.
- 04
Step 4: Photos and invoice go out when the work is done
Both carry the work order number, so they file themselves.
Landlords and managers
What the records saved them
“A tenant texted a photo of a stained ceiling on Monday. I had the work order that afternoon and, when it was fixed, a picture of the new supply line.”
Noreen Q.Owner of a six-unit building
“The fall walk-through found a failing shutoff in unit 1 before it turned into a call. It is in the report with a picture.”
Gil B.Landlord, three two-flats
Sample reviews.
Service area
The buildings we reach
Rockford and the towns around it. If your building is somewhere else, ask before you assume.
Winnebago County
- Rockford
- Loves Park
- Machesney Park
- Cherry Valley
- Rockton
- Roscoe
- South Beloit
- Winnebago
- Durand
- Pecatonica
Boone County
- Belvidere
- Poplar Grove
- Capron
We do not go to Chicago or across the line into Wisconsin (Beloit, Janesville). For a building there, call a plumber who is near it.
ZIP codes: 61016, 61101, 61102, 61103, 61104, 61107, 61108, 61109, 61111, 61114, 61115
Short answers
Before you send the first work order
Who do tenants call, you or me?
Your choice, building by building. On a plan, tenants can call or text us, and we open the work order and message you before we visit. Otherwise tenants call you and you send us the work order.
Can I set a limit on what you spend?
Yes. You set an amount for each unit or building. Work under it starts without a call. Work over it waits for your yes, in writing.
How are repairs billed?
Per work order, at the rate sheet we give you at sign-up, plus parts. If the job needs more than the work order says, we stop and call before we go on.
What does the plan leave out?
Repairs, parts, drywall, paint and tile. The plan buys walk-throughs, reports, the repair log and scheduling. It is not insurance.
Do you take calls at night?
Plan buildings on the On call plan do: an on-call plumber answers the main number. After-hours visits are billed at the after-hours rate on your rate sheet. Other buildings can leave a message and we call at 7 a.m.
How do I check your license?
We hold an Illinois plumbing contractor license. The number is in the footer of every page. Look it up with the state before you hire anyone.
Contact
Tell us about your buildings
How many units, what you need and where. The office answers on the next business day.
Phone(815) 555-0100
Hours
- Monday – FridayToday
- 7 a.m. – 5 p.m.
- SaturdayToday
- 8 a.m. – 12 p.m.
- SundayToday
- Closed