Real after-hours coverage
A documented emergency channel with a human escalation path, not merely voicemail checked the next morning.
Indianapolis maintenance guide
How to Vet a Manager’s Maintenance Operation
Maintenance is where a low management fee can become expensive. Evaluate response systems, contractor controls, owner approval rules, and markups before an emergency exposes the gaps.
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Buyer's checklist
What a capable manager should provide
Leaseway does not perform this work. Use these criteria to evaluate the property management company that will.
Triage standards
Clear definitions for emergencies, urgent repairs, and routine work, with target response and completion windows.
Owner approval controls
A spending threshold you set, estimates above it, and narrow exceptions for true emergencies or legal obligations.
Qualified contractors
Appropriate licensing and insurance, competitive bids for larger work, and no requirement to use undisclosed related vendors.
Photo and invoice records
The original request, before-and-after photos, contractor invoice, and approval history visible to the owner.
Preventive inspections
A defined inspection schedule with written condition reports rather than vague promises to keep an eye on the property.
Questions to ask before signing
- Who answers after-hours calls, and what happens if that person cannot reach a contractor?
- What is the maintenance markup or coordination fee, if any?
- What owner approval threshold do you recommend, and can I change it?
- Do you disclose any ownership or financial relationship with vendors?
- How often are occupied-property inspections performed, and what is included?
Red flags
- A claimed 24/7 response with no written emergency procedure.
- Repair markups or trip fees absent from the management agreement.
- No invoices, photos, or approval record in the owner portal.
- A large contractor network presented as proof without licensing or insurance controls.
Where maintenance costs hide
Beyond the contractor invoice, managers may charge a percentage markup, flat coordination fee, inspection fee, or after-hours premium. A manager charging 8% monthly with a 10% repair markup can cost more than one charging 10% with repairs passed through at cost.
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