What the Service Includes
This page explains how Everyday Property Management runs after-hours repairs for owners in Seminole County, Volusia County, and the Orlando area. It is one part of our Maintenance & Repairs service. If you want to know which problems count as emergencies and how Florida’s entry rules apply, our Q&A on how property managers handle emergency repairs covers that. This page covers what we actually do when the call comes in:
- A round-the-clock request line. Tenants can call or submit a request through the tenant portal at any hour, with photos, so the first report already shows us what we are dealing with.
- Triage by our team. Every request is sorted as emergency, urgent, or routine before a vendor is called, so you pay after-hours rates only when the problem needs them.
- A standing vendor network. Licensed, insured plumbers, electricians, HVAC technicians, and restoration crews across Central Florida, many of whom we have worked with for years.
- Owner updates on your terms. Work inside the repair authorization in your management agreement goes ahead; anything above it waits for your approval, except where waiting would let the damage spread.
- A complete record. Each job is logged, tracked, and closed in your owner portal with before-and-after photos and a cost breakdown.
How a Dispatch Works, Step by Step
- The request comes in. The tenant calls our maintenance line or opens a portal request. We ask what is happening, where, since when, and whether anyone is at risk, and we ask for a photo or short video when it is safe to take one.
- We stabilize first. For a water leak we walk the tenant to the shutoff valve; for a tripped circuit or a stopped drain we try the simple fixes by phone. A problem solved in five minutes on the phone never becomes a vendor bill.
- We triage and dispatch. A true emergency gets the right trade sent that night. An urgent item is booked for the next business morning. A routine item goes into the normal schedule.
- The vendor reports back. We get the diagnosis, the cause, and photos. If the full repair will cost more than your authorization, the vendor makes the property safe and we call you with the quote before the rest of the work is approved.
- We follow up with the tenant. We confirm the problem is actually fixed, not just that the vendor left. A callback for the same fault is caught here rather than a week later.
- The job closes in your portal. The invoice, photos, and cost are posted to the work order, and the expense appears on your next monthly owner statement.
The Florida Law Behind a Fast Response
Under Fla. Stat. 83.51(1), a landlord must at all times during the tenancy comply with applicable building, housing, and health codes, or where none apply, keep the structure in good repair and the plumbing in reasonable working condition. For units other than a single-family home or duplex, subsection (2)(a) also requires reasonable provision for running water and hot water, among other items, unless otherwise agreed in writing. A 24/7 dispatch line is how we meet that duty on your behalf when the failure happens at night or on a weekend.
The same statute protects you when the tenant caused the problem. Fla. Stat. 83.51(4) says the landlord is not responsible to the tenant for conditions created by the negligent or wrongful act of the tenant, a family member, or someone on the premises with the tenant’s consent. That is why step four asks the vendor for the cause, not only the fix: a written finding such as a drain blocked by grease or a window broken from inside lets the cost be pursued under the lease instead of quietly landing on you.
Access is covered by Fla. Stat. 83.53(2), which allows entry at any time for the protection or preservation of the premises. We use that only for real emergencies and tell the tenant when a vendor is on the way.
What You Get as the Owner, and What It Costs
Our pricing page lists “24/7 maintenance coordination and service request handling” in the Tenant Placement Package and “Maintenance Coordination & Vendor Oversight” in the Existing Tenant Management Package at 8% of monthly rent. Coordinating the dispatch is part of that service. The repair itself is billed by the vendor and paid from your rent collections or reserve, at the vendor’s price, with no markup added by us.
You also get something harder to price: you are not the one answering the phone. Your tenant has one number to call, you hear from us when a decision is yours to make, and the full history of every repair at the property is in one place when you need it for insurance, a sale, or your accountant.
Frequently Asked Questions
Who answers my tenant’s call at night or on a weekend?
Our team does. Tenants call our maintenance line or use the tenant portal at any hour, and we triage the request and dispatch a vendor from our network when it is an emergency.
Will you call me before an emergency repair?
Work inside the repair authorization in your management agreement goes ahead without a call. Above it, the vendor makes the property safe and we call you with the diagnosis and quote before the rest of the work is approved.
Do you add a fee on top of the vendor’s invoice?
No. Coordination is part of our management package, and the vendor’s invoice is passed to you as billed. It is attached to the work order in your owner portal and shown on your monthly statement.
Want One Number Your Tenants Can Always Reach?
Tell us about your property and we will walk you through how a maintenance call is handled from the first ring to the closed work order. Call (407) 907-2933 to speak with Nicholas, our licensed broker, or use the form below.
