266 points across 14 zones — and a list of work we actually perform.
Most maintenance plans hand you findings. This page is deliberately split in two: the routine service performed on every scheduled visit, and the full inspection protocol that decides what else needs attention.
Performed on every scheduled visit
Quarterly on Asset Guard and above; twice a year — Spring Open and Fall Shutdown — on Season Guard.
Parts at cost, labor included: consumables we stock — HVAC filters, batteries, bulbs, caulk, softener salt, fasteners, cleaning supplies, and lubricants — are installed as part of your visit and billed at our cost, never marked up. Nothing beyond that is purchased without your approval.
An inspection that produces a to-do list has moved the problem, not solved it. These tasks get done while we're standing there.
They're the unglamorous ones — the tasks that never rise to the level of a service call and therefore never get done at all. They are also, in our experience, where most preventable guest complaints begin.
- HVAC filter replaced — filters stocked and included
- Whole-house humidifier pad checked and replaced on cycle
- Air exchanger (HRV/ERV) core and filters cleaned
- Water softener salt topped off
- Water heater flushed of sediment on an annual cycle
- Sump pump tested under load; discharge line confirmed clear
- Condensate lines cleared
- Refrigerator condenser coils vacuumed
- Dishwasher filter pulled, cleaned, reseated; spray arms cleared
- Garbage disposal cleaned, deodorized, splash guard checked
- Range hood filter degreased or replaced
- Granite and marble surfaces resealed on cycle
- Stainless appliance fronts polished to photo condition
- Dryer vent cleaned interior and exterior — the whole line, not just the trap
- Washer gasket, detergent tray, and filter cleaned
- Bathroom exhaust fan covers pulled and washed
- Slow drains cleared before a guest finds them
- Caulk lines touched up at tubs and surrounds
- Smoke and CO batteries replaced on a fixed cycle — not when they chirp
- Burnt bulbs replaced to a matched color temperature
- Ceiling fans wiped and reversed for the season
- Fire extinguishers checked; replaced when expired
- Door hardware, hinges, latches, and cabinet pulls tightened
- Bed frames, railings, furniture, and TV mounts tightened
- AC condenser cleaned in spring; covered and rodent-guarded in fall
- Hose bibs shut down and freeze-protected before the first hard freeze
- Gutters and downspout outlets checked and cleared
- Grill cleaned, burners tested, propane confirmed
- Deck fasteners set; loose boards refastened
- Trash and recycling bins washed out
- Garage door track lubricated; safety reverse tested
- Opener remotes and keypad codes verified
- Storage areas checked for pest and moisture signs
You choose two priority items per visit. Beyond the standard scope, tell us what matters most to you this quarter — the deck you're worried about, the guest complaint you keep seeing, the room that photographs badly — and it gets dedicated time. Your property isn't average, so your visit shouldn't be either.
The inspection protocol
Fourteen zones, run in the same order every visit, scored the same way every time. Representative items are shown below; the full protocol runs 266 points and is delivered in your report.
Arrival & Exterior
First impression, access, and approach
- Exterior lighting functional
- House numbers visible for emergency response
- Entryway clear and welcoming
- Front door closes and latches properly
- Deadbolt operational
- Smart lock operational and coded correctly
- Backup keys present and accounted for
- Walkways clear of debris and hazards
- Gutters visibly intact
- Downspouts draining away from foundation
- Driveway and parking area condition
- Retaining walls intact
- Drainage slopes away from the home
- Exterior trim and paint condition
Safety & Compliance
The items that are never optional
- Smoke detector present in every required location
- Smoke detectors tested and functioning
- CO detector present where required
- CO detectors tested and functioning
- Fire extinguisher present, charged, and accessible
- Emergency exit paths clear
- Handrails secure on all stairs
- Deck and balcony railings secure
- GFCI outlets functioning — bath, kitchen, exterior
- Trip hazards identified and documented
- Interior stair lighting functional
- Local emergency info posted and current
- STR permit posted where required
- Emergency contacts current
HVAC & Climate
Heating, cooling, airflow, and moisture control
- Thermostat operational and programmed for guest use
- Furnace or heat pump operational
- Heat output verified at vents
- Air conditioning operational (seasonal)
- Airflow present from all vents
- HVAC filter checked and replaced
- Whole-house humidifier pad checked and replaced on cycle
- Air exchanger (HRV/ERV) core and filters cleaned
- No abnormal noises from HVAC
- No visible duct or vent damage
- Bathroom and kitchen exhaust vents operational
- Condensate drain lines clear
- Dehumidifier operational
- Heat tape operational (winter)
- Mini-split heads cleaned
- Fireplace damper operates properly
Plumbing
Supply, drainage, and the failures that flood a house
- All sinks drain properly
- Faucets free of leaks at every fixture
- Shower fixtures secure, operational, pressure verified
- Toilets securely mounted and flushing properly
- Toilet tank components functional — no running
- Visible supply lines intact, no corrosion
- Under-sink shutoffs operational
- Water pressure within normal range
- No water damage under sinks
- Water heater operational; temperature verified
- Water heater flushed of sediment on cycle
- Main water shutoff accessible and labeled
- Sump pump tested under load; discharge line clear
- Well system functioning
- Water softener operational; salt topped off
- Hose bib vacuum breakers intact
- Washing machine hoses intact — no bulging
- Septic alarm panel functional
- Hose bibs freeze-protected (winter)
- Outdoor showers drained (fall)
Electrical & Lighting
Panel, circuits, fixtures, and bulbs
- Main panel accessible — no storage blocking
- No tripped breakers present
- Outlet covers secure — none cracked or missing
- All switches operational
- Ceiling fans operational, cleaned, and seasonally reversed
- Light fixtures secure
- Burnt bulbs replaced to matched color temperature
- Exterior and garage outlets functional
- No exposed wiring observed
- Exterior lighting timers and sensors operational
- Dryer vent clear — no moisture buildup
Kitchen
The room guests judge hardest
- Refrigerator and freezer cooling properly
- Refrigerator condenser coils vacuumed
- Ice maker functioning
- Oven heats properly; all burners functional
- Microwave operational
- Dishwasher runs properly, no leaks
- Dishwasher filter pulled, cleaned, reseated; spray arms cleared
- Garbage disposal serviced and deodorized
- Range hood filter degreased or replaced
- Sink sprayer functional
- Cabinet doors aligned; drawer slides functional
- Countertops secure and undamaged; stone resealed on cycle
- Silverware, cookware, and glassware adequate for occupancy
- Coffee maker operational
Bathrooms
Small room, large share of complaints
- Shower pressure verified
- Shower doors and curtains functional
- Bath fans operational; covers pulled and cleaned
- Mirrors secure
- Towel bars and paper holders secure
- Soap dispensers mounted and functional
- Vanity lighting functional
- No cracked tiles observed
- Caulking condition acceptable — no mold or gaps; touched up as needed
- Slow drains cleared before they become a guest issue
- Adequate storage for guest toiletries
- Hair dryer present and functional
Bedrooms
Sleep quality is the review
- Bed frames structurally sound — no wobble
- Mattresses in good condition, no staining
- Mattress protectors present on all beds
- Pillows in acceptable condition
- Window coverings operational
- Blackout shades functional
- Adequate lighting in each room
- Closet rods and hangers present
- Nightstand lamps functional
- Charging access near every bed
- Door locks and privacy latches functional
Living Areas
Everything guests sit on, lean on, or mount a drink on
- Sofas and chairs stable — no broken frames
- Dining table secure
- Sufficient dining seating for max occupancy
- Coffee and side tables secure
- Lamps stable and functional
- TV mounts secure — no movement
- Area rugs secured with non-slip backing
- Couch cushions in good condition
- Firebox condition acceptable
- Gas fireplace operational
Technology & Guest Experience
The invisible infrastructure of a good stay
- Wi-Fi router powered and operational
- Internet speed tested and acceptable
- All TVs power on; streaming devices functional
- Remote controls operational, batteries fresh
- Smart home devices responding correctly
- Wi-Fi password posted and accurate
- Guest instructions visible and current
- Charging hubs and ports available near seating
- Hooks and coat hanging at entry
- Luggage drop zone present
- Trash and recycling clearly labeled; bins washed out
- Welcome binder accurate and tidy
Decks, Exterior & Grounds
Where Door County weather does its work
- Deck boards secure — no loose or rotting boards
- Deck fasteners set; none protruding
- Exterior stairs stable
- Outdoor furniture stable and in good condition
- Grill cleaned, burners tested, propane level confirmed
- Fire pit condition acceptable
- AC condenser cleaned in spring; covered and rodent-guarded in fall
- Garage door track lubricated; safety reverse tested
- Exterior cameras operational
- Fence gates functional
- Dock stable and safe
- Shoreline erosion noted
- Watercraft storage secure
Hot Tub & Water Features
The single most complaint-generating amenity
- Water chemistry balanced and logged
- Heats to proper temperature
- Jets and pump operational
- Cover in good condition — no sagging or waterlogging
- Cover lifter functional
- Freeze protection in place (seasonal)
- No visible cracks or leaks
- Towel hooks and steps stable
Moisture, Structure & Attic
The expensive category, caught early
- Ceilings inspected for staining
- Walls inspected for water staining
- Attic moisture intrusion check
- Attic ventilation unobstructed
- Crawlspace moisture check
- Foundation — visible cracks noted and dated
- Window sills inspected for rot
- Door thresholds inspected for rot
- Flashing around chimney and vents intact
- Roof — no damage visible from ground
- Fascia and soffit condition acceptable
- Skylights — no signs of leaking
- No musty odors detected
Wear & Tear / Asset Refresh
Scored green, yellow, red — so refresh gets planned, not panicked
- Entryway walls — scuff and luggage damage scored
- Hallway walls scored
- Stairwell walls scored
- Bedroom walls near beds scored
- Door faces and frames scored
- Baseboards scored
- Cabinet faces scored
- Touch-up caulk needed — bath and kitchen
- Minor drywall dings noted
- Switch plate and outlet cover condition
- Overall first-impression score (1–5)
Hot tub, dock, shoreline, well, and septic items apply only where present. Seasonal items run on their season — see the seasonal schedule.
Every finding lands in one of three lanes
Done during the visit
Stocked parts, minor repairs, adjustments, and cleaning. Included in your plan and itemized on the report.
Made safe, then scheduled
Stopped from getting worse today, photographed, and placed on the calendar with a recommendation and a rough cost.
Scope, quote, date
Parts, a return visit, or a licensed trade. Coordinated by us, approved by you, verified afterward, never marked up.
What we don't do
We would rather be excellent at a narrow thing than adequate at a wide one. When your property needs something outside our scope, we identify it, document it, and hand you a vetted local name.
We take no commission and add no markup on referred work. If we recommend someone, it's because we'd call them ourselves.
Outside our scope
- Air duct cleaning — referred to a certified specialist
- Turnover cleaning and laundry
- Guest communication, booking, or revenue management
- Licensed electrical, HVAC, and plumbing work
- Chimney sweeping and roofing
- Tree work, septic pumping, and major construction
- Property management — you keep every account and every decision
See your property scored against all 266 points.
The Baseline Readiness Assessment is the full protocol, run once, with photos and an asset inventory. Fee waived on commitment for the founding ten.