Property maintenance in Austin, TX.
Travis County, Central TexasDowntown Austin and the central neighborhoods, from the condo towers around Rainey Street to the older bungalows of Hyde Park and Travis Heights, plus nearby cities like Round Rock and Cedar Park.
What we see on Austin properties
Central Texas runs hot and dry most of the year, then swings into hard storms. That rhythm shapes the work: long cooling seasons put hours on HVAC, storms load gutters fast, and the area's expansive clay soil moves foundations enough that small drainage problems turn structural. Downtown is mostly high-rise condos and mixed-use around Rainey Street and the Second Street District, while older central neighborhoods like Hyde Park, Clarksville, and Travis Heights carry the roof, foundation, and tree-cover work the newer suburbs don't.
The maintenance year in Austin
Every visit works the same four zones of the house. What changes is what the season throws at it here.
Spring
Hail and storm season, so roofs and gutters get checked after cells move through. And the live oaks drop their leaves now, not in fall, so gutters fill up in March.
Summer
The long season. HVAC runs hard for months, so filters and condensate lines get close attention, and we watch for soil pulling away from the slab in drought.
Fall
A second storm window, and the right time to service heat before the first norther blows in.
Winter
Mild until it isn't. The 2021 freeze burst pipes across the city, so exposed lines, hose bibs, and shutoff access get checked every year on purpose.
The right plan for a Austin home
The plans put scheduled eyes on the three things Central Texas is hardest on: HVAC that runs eight months a year, gutters and drainage that decide what the clay soil does to your foundation, and exterior finishes that the sun eats. Downtown condos and townhomes usually fit Basic or Standard. Larger homes in the central neighborhoods fit Standard or Premium.
See the plans and pricing→The three plans
- BasicQuarterly visits$65/mo
- StandardMonthly visits$160/mo
- PremiumConcierge$320/mo
Priced by home size. We walk the property and confirm before you sign.
Commercial work in Austin
Downtown Austin is also where our commercial work concentrates: parking lots, garages, and facility upkeep around the core, on a schedule, with records.
Parking lots, garages, and facilities→Austin questions we hear a lot
Does Austin's clay soil really affect foundations?
Yes. The clay swells when it rains and shrinks in drought, and that movement shows up as sticking doors, cracks, and drainage problems. Keeping water moving away from the slab is the cheapest foundation protection there is, so we watch grading, gutters, and downspouts on every visit.
Which cities around Austin do you cover?
Round Rock, Cedar Park, Georgetown, and Pflugerville, along with downtown and the central neighborhoods. Somewhere else nearby? Ask, we may already drive past it.
Do Austin homes really need winterizing?
Ask anyone who was here in February 2021. Hard freezes are rare in Central Texas, and that's exactly why they do so much damage: homes here weren't built for them. We check hose bibs and exposed lines before cold snaps and make sure you know where your shutoff is.
Can you take care of a pier-and-beam house in Hyde Park?
Yes. Pier-and-beam needs crawl space attention: moisture, ventilation, and what the clay is doing under the piers. It's a different checklist than a slab house, and we run both.
What does a plan cost in Austin?
By square footage. A downtown condo under 2,000 square feet runs $65 a month on Basic or $160 on Standard. Larger central-neighborhood homes mostly run $195 to $280 on Standard. We walk the property and confirm before you sign.
Get a quote
Have a property in Austin?
Tell us about it and we'll walk it, confirm a price, and get it on the schedule.