I’ve worked with landlords for 20 years, and I own a rental property myself. Much of my landlord work comes through referrals from other owners. Some clients hire me entirely through text and photo messages—we’ve never needed to meet in person or even get on the phone.
Whether you live nearby or manage your rental from somewhere else, my goal is the same: understand the problem, give you a realistic plan, and handle the work without leaving you wondering what’s happening.
I’m insured, and proof of insurance is available upon request.
A tenant reports a leak, a fixture breaks, or a railing starts coming loose. You need someone who can figure out what’s wrong, communicate with the people living there, and get the repair moving.
Once we’ve discussed the problem and determined it’s a good fit, you can provide the tenant’s contact information. I’ll coordinate a visit directly with them and keep you informed about what I find and how I recommend proceeding.
I treat the tenant as part of the client relationship—not an obstacle between me and the repair. That means communicating about arrival times, respecting their belongings, and working to minimize disruption to their daily routine.
If you can send photos and background information before the visit, I can better plan what tools and materials to bring. Some repairs can get started during the initial visit; others need a material pickup or a separately scheduled appointment.
When a tenant moves out, the work rarely fits into one neat category. There may be furniture left behind, walls to patch and paint, damaged hardware, tired fixtures, and a room-by-room list of things that need attention before the next renter arrives.
I can handle most turnover needs, giving you one contact for the cleanout, repairs, and finishing details instead of making you coordinate a different person for every small task.
For vacant properties, the process can be as simple as a door code, a room-by-room list, and a discussion about when you need the work completed. I review the scope, flag concerns, and work through the approved plan while keeping you updated.
You don’t need to become a materials expert, either. I typically recommend and source what’s needed, getting your input on choices such as paint colors and visible fixtures.
The disposal plan depends on how much is left behind. Larger cleanouts usually make the most sense with a roll-off dumpster. I work with a dumpster company that can often remove it the day after loading is finished, depending on availability, so it doesn’t sit outside the property longer than necessary.
Before removal begins, we’ll confirm what stays and what goes. A typical landlord cleanout involves removing the unattached contents the owner has authorized for disposal.
If you’ve purchased a property with a city point-of-sale list or have rental inspection items to address, send me the report. I can review the items, identify what falls within my scope, and discuss the work and expected cost before scheduling.
The landlord remains responsible for city communication, paperwork, and arranging inspections or reinspections. I handle the agreed repairs. If an inspector’s notes need clarification or a completed repair needs review, I can discuss meeting onsite at an appointment arranged by the owner.
I don’t promise that one handyman visit will resolve every item on every city report. I’ll be direct about what I can handle and which items need a specialist.
Send your name, the property location, and a description of the problem or project to 216-800-5883. Include photos, an inspection report, or your repair list if you have them. Let me know whether the property is occupied and whether you’re working toward a deadline.
I use the information you provide and my experience with similar work to give you a ballpark before either of us commits time to a visit. When appropriate, I’ll explain whether the job looks like a small repair, a half-day booking, or a larger project, along with likely material costs.
For occupied rentals, I can coordinate directly with your tenant. For vacant properties, we can arrange access by door code or another agreed method. If the job requires an assessment first, I’ll share my findings and recommendations before moving ahead with repairs.
I communicate about arrivals, progress, timelines, and unexpected findings. If opening up a project reveals a bigger problem, I stop and discuss a revised estimate and recommendations with you before proceeding.
I typically provide before-and-after photos or videos so you can see the results without having to visit the property. Completed work is also documented on your invoice.
I list my base rates so you have a starting point before reaching out. The final estimate depends on the work, property conditions, materials, and whether the job requires separate visits.
The minimum covers getting to the property, coordinating access, getting set up, and assessing the issue. Small repairs may carry an additional charge depending on the work required.
An assessment-only visit is $125. If repairs are scheduled for another day, the assessment is billed separately and is not credited toward the later work.
For a medium-sized project or several smaller tasks expected to take approximately 3–4 hours, including setup and cleanup. Materials are additional. There is no additional $125 trip charge on a directly booked half-day visit.
For larger projects and longer repair lists that need more than a half-day booking. These projects typically take 6–8 hours, though a shorter project may still require reserving most of the workday. Materials are additional. There is no additional $125 trip charge on a directly booked full-day visit.
These are base labor rates, not an all-inclusive quote for every project. I’ll recommend the appropriate booking or project estimate based on your list and discuss expected material costs. Jobs that don’t fit neatly into a half-day or full-day booking can be estimated individually.
If additional work is needed beyond the approved scope, I’ll explain what changed and get your approval before proceeding.
Routine maintenance is generally payable when the work is complete. I typically cover material purchases up to $100 upfront; larger purchases may require a materials deposit. Turnovers, remodeling, and larger projects may require a materials-and-labor deposit, with terms discussed before scheduling.
I don’t want to keep coming back to “fix” the same thing. My approach is to understand the issue, think through the repair, and do detail-oriented work intended to hold up—not just make the problem look better for the afternoon.
Communication is part of that work. Owners should know what’s happening with their property, and tenants should know what to expect in their home. I aim to keep both informed without making the landlord act as the messenger for every update.
I test completed repairs and installations before leaving to confirm they’re working properly. If something doesn’t hold up or isn’t working as expected, let me know. Every situation is different, and I’ll work with you to figure out what happened and how to address it. Any warranty coverage is specific to the work and circumstances, not a blanket guarantee.
The work doesn’t stop at the front door. I can also help with yard cleanups, lawn care, gutters, exterior painting, and other outdoor maintenance needs.
Most landlord work is handled as needed. If you already have a seasonal maintenance calendar—or want to discuss a custom schedule for your properties—I’m happy to put together a plan around the work you need.
Yes. Many of my landlord relationships run through text messages, photos, and videos. Once we agree on the scope, access, and budget, you generally don’t need to be onsite for me to handle the work.
Yes. After we discuss the job, you can provide the tenant’s contact information so I can arrange the visit directly. I keep both the tenant and owner informed as the work progresses.
No. Most projects are scheduled approximately 1–2 weeks out. I try to accommodate earlier appointments when my schedule allows, but I don’t displace existing commitments or promise immediate availability.
I handle straightforward fixture replacements and repairs within my scope, including lights, outlets, switches, faucets, and toilets. I do not take on behind-the-wall electrical or plumbing repairs, breaker-panel work, or broken-pipe repairs. Drain snaking and sewage-related work are not services I offer. Send the details first so I can tell you whether your job is a fit.
I can handle most turnover needs, including cleanouts, painting, repairs, fixture replacements, and punch-list work. I’ll review your list and identify anything that requires a specialist before we agree on the plan.
I stop and explain the findings, recommended next steps, and revised estimate before proceeding beyond the approved scope.
Usually, yes. I typically recommend and source materials, with your input on selections such as fixtures and paint colors. Material costs are separate from base labor rates, and larger purchases may require a deposit.
My service is primarily as needed, but I can discuss a custom schedule if you have recurring tasks or a property maintenance calendar you want to follow.