Stewardship, not maintenance.

Monthly inspection & reporting

Every property inspected every month. Not when something goes wrong — on a fixed schedule, without exception. The inspection follows a documented protocol covering every room, every system, every exterior element.

The written report with timestamped photographs is delivered within 48 hours. Every finding is categorised as satisfactory, monitor, or action required. Satisfactory items are documented with photographs confirming their condition. Items requiring attention include a recommendation and, where possible, a contractor already contacted.

This report is simultaneously your peace of mind, your insurance documentation, and your contractor accountability record. Over twelve months it becomes an irreplaceable archive of your property's condition.

• —Roof, gutters & drainage
• —External walls & windows
• —All internal rooms
• —Mechanical systems
• —Pool & spa
• —Security systems
• —Garden & grounds
• —Fencing & gates

Trusted contractor coordination

When your property needs attention, the last thing you should be doing is calling tradespeople from interstate, getting three quotes you cannot evaluate, and hoping someone shows up. We handle every step.

We engage the right trade from our established network, confirm the scope in writing, supervise the work on site, and inspect the outcome before the invoice is approved. If the work is not right, we do not approve payment until it is.

You receive one itemised monthly statement — not four separate contractor invoices you have never seen before. Every receipt is attached. Every cost is explained. The 15% coordination fee covers the sourcing, briefing, supervision, and verification. It does not cover the contractor's time — that passes through at cost.

Emergency response

One number. Always answered during business hours. On-site within the hour for urgent events. We do not forward you to a contractor and wish you well — we attend, we assess, and we manage the response.

For after-hours emergencies, we maintain arrangements with contractors in critical trades who will respond when it matters. A burst pipe at 11pm on a Friday does not wait until Monday. Neither do we.

After every emergency event, you receive a written incident report: what happened, when we attended, what actions were taken, what it cost, and what the next steps are. This documentation is prepared for insurance purposes whether or not a claim is made.

• —Storm damage
• —Burst pipes or flooding
• —Water ingress
• —Structural damage
• —Security breach
• —Fire or smoke damage
• —Power failure
• —Pool or equipment failure

Pre-arrival preparation

Every visit should begin the moment you arrive. Not with a list of things to sort out, not with a pool that was not balanced, not with an air conditioning unit that takes an hour to cool the house down. We prepare the property before you get there.

We work from your preferences — established at onboarding and updated whenever they change. The pool is balanced. The systems are on. The linen is fresh. If you have asked for provisions, they are in place. You arrive to a home, not a house that has been sitting empty.

Before you leave, we conduct a post-departure check. Windows closed, doors secured, systems set to vacant mode, pool covered if applicable, garden irrigation active. The property is left the way it should be until you return.

• —Pool balanced and tested
• —Air conditioning pre-set
• —External areas checked
• —Security system armed
• —Water systems checked
• —All entry points secured

• —Grocery provisions stocked
• —Fresh flowers arranged
• —Linen freshly laundered
• —Local restaurant reserved
• —Welcome items in place
• —Vehicle arranged if required

Storm preparation & response

The Northern Rivers storm season runs from November through April. In that period, a significant weather event can cause tens of thousands of dollars in damage to an unprotected property. We prepare before the season, prepare before each significant event, and attend after.

Before a storm: outdoor furniture secured, drains cleared, gutters checked, potential hazards identified and addressed, emergency contractor contacts confirmed. We do not wait for a storm warning — we maintain seasonal readiness as a matter of course.

After a storm: we attend the property within 48 hours. We photograph all damage before anything is touched. That documentation is prepared specifically for insurance purposes — the timestamp, the scope, the sequence of damage. We have seen insurance claims succeed and fail based on the quality of the initial documentation.

Asset register & preventative maintenance

Every high-value property contains $80,000 to $400,000 of mechanical and electronic systems. Most absentee owners have no documented record of what those systems are, how old they are, when they were last serviced, or when they are likely to fail.

We build and maintain a complete asset register for every property in our care. Every system catalogued with age, service history, manufacturer specifications, and a projected replacement timeline. This register drives a preventative maintenance schedule that catches the $300 part before it becomes the $6,000 emergency replacement.

After twelve months, this register is the most thorough documentation of your property's condition that exists anywhere. It also has a practical consequence: switching to a different service provider means starting from zero. The register belongs to you — but its value is in its continuity.

• —Air conditioning (all units)
• —Hot water system
• —Pool & spa equipment
• —Solar power system
• —Irrigation system
• —Security & alarm systems
• —Smart home & AV
• —Gate & door automation
• —Appliances
• —Backup power systems