Every item, every quarter.
The failure calendar the visits are timed to, the exact list of included fixes, and the record every visit builds.
What fails, when, and the visit that beats it.
No fake science. Just the maintenance intervals every manual already agrees on, put on a calendar and done.
| Component | How it fails | When | The visit that beats it |
|---|---|---|---|
| Gutters | Leaves mat, water backs up under the shingles, ice dams form at the eaves. | Nov clog Jan dam | Cleared twice a year: fall, then again after the melt. |
| Dryer vent | Lint packs the run. Airflow drops, dry times climb, heat builds where it shouldn't. | All year | Cleared once a year, appliance to exterior. |
| Water heater | Sediment settles in the tank. The burner heats sand before it heats water; the tank dies young. | Quietly, every yr | Flushed once a year. Tank units, any size. |
| Hose bibs | Water left in the line splits the pipe at the first hard freeze. You find out in April. | Oct freeze Apr leak | Shut off and drained before the freeze; run and checked after the melt. |
| Sump pump | Sludge in the pit, a stuck float. Discovered during the first big melt, which is the wrong time. | Feb–Mar | Pit cleaned and pump tested every spring. |
| AC condenser | Cottonwood and debris mat the coil right before the first hot week asks it to work. | May–Jun | Cleared of debris after the melt, before cooling season. |
| Furnace filter | It loads up. Airflow drops and the blower works harder for less. | Every season | Swapped quarterly. Your size stays on file. |
| Smoke + CO alarms | Batteries die quietly. A silent alarm is no alarm at all. | Any month | Tested every visit; fresh batteries before the freeze. |
The plans, in full.
Two honest prices for everything: on a plan and one-time. One simple bill, the same every month.
Have a Yard Patrol dog plan too? Your labor credits go from one to four.Not sure? Try one season first. Winter $322 · Spring $420 · Summer $380 · Fall $264. Flat, for everybody. A plan covers the same year for less, paid monthly.
Landlord or property manager? Portfolio has its own page →
All of it, included, every year.
Every visit, we check. Each quarter has its scheduled work. And anything small we find dead or loose, we fix on the spot. "We handle the little things" means nothing without the list. Tap a season to open its list.
The winter visit (Q1)Your house tuned while it's shut tight.
The spring visit (Q2)What winter did, found and fixed.
The summer visit (Q3)The working parts, kept working.
The fall visit (Q4)Buttoned up before the first hard freeze.
Fixed when found: dead bulbs and batteries replaced on the spot, any visit.
If it's small and it's broken, we fix it while we're standing there. Every visit, no charge. Nobody sells you any of it.
The record every visit builds.
Every visit adds dated notes and photos. The record holds:
What the record holdsFifteen kinds of entries, tap to open.
A year in, it's a dated, photographed record of your house: warranty evidence when an appliance dies young, your deposit case when you move out, the maintenance proof an insurance claim can hinge on, and proof of care when you sell. If nobody wrote it down, it might as well not have happened. Your record is proof.
Fills as the first records mature. Nothing staged.
When the record turns something up, the work gets built into a scheduled visit. Nothing is sold at your door.
What we sell, and what we won't.
We sell: four visits a year timed to the failure calendar, published prices you can check line by line, included small fixes, and a dated record of all of it.
We won't sell: scare tactics, "little things" without the list, or anything at your door. When we find something, it goes in your record and you decide on your own time.