Short answer: We act as the maintenance department for a condo association that manages itself. Owners report problems to one line. We dispatch our in-house crew or a licensed trade partner, follow the job to done, and give the trustees one itemized record each month. The board still approves spending and keeps its own finances.
Who is this for?
Self-managed associations of roughly 3 to 60 units where one or two trustees have become the default maintenance coordinator. It also fits associations that have a manager for finances and governance but want maintenance handled by a team that actually does the work.
Under Massachusetts condominium law (M.G.L. c. 183A), the association, acting through its trustees, is responsible for the common areas. That responsibility doesn't go away when the building is small or nobody has time. Maintenance-only service keeps the responsibility with the board and moves the work to us.
What do we maintain?
- Common areas: hallways, stairs, lighting, doors, locks, intercoms and entry systems.
- Building envelope: roofs, gutters, flashing, masonry, siding, porches, decks and windows in common walls.
- Mechanicals: shared boilers, water heaters, sump pumps, and common plumbing and electrical, with licensed trades for licensed work.
- Life-safety items: smoke and CO detectors in common areas, emergency lighting, fire doors and exit signage, with documentation for your records.
- Seasonal work: gutter cleaning, heating startup, exterior walk-throughs before winter and after storms.
How does the board stay in control?
You set the rules and we follow them. Most boards give us a spending limit per job. Anything under it we fix and report. Anything over it comes to the trustees with a written scope and price before work starts. Every job is a tracked work order with photos, so a trustee can answer an owner's question without calling anyone.
- An owner or trustee reports the issue to our line or portal.
- We triage it: urgent, routine, or needs board approval.
- We send the right crew and follow it to completion.
- At month end the board gets one itemized invoice and a maintenance log.
What do trustees get at the end of the month?
One invoice broken out by job, and a log of every request: what was reported, when we responded, what we did and what it cost. That log is what a board needs for an annual meeting, a reserve study update, an insurance claim, or a resale questionnaire.
How is it priced for associations?
Condo associations are quoted per building and typically come in below the cost of full management. We price after a walk-through, based on unit count, building systems and how much the board wants handed off. Repair labor and materials are billed per job at member rates.
What we don't do
We don't collect condo fees, run budgets, send violation letters or hold board meetings. If you want that later, our affiliate Green Ocean Property Management offers full management. Most of our clients stay maintenance-only.
Last updated September 27, 2026.