11:47 PM · callWO-0482
Water's coming through the ceiling fan — it won't stop.
Emergency
→ your plumber, texted
→ you, texted
The 24/7 maintenance desk for property managers
Burst pipe or drip?
One question decides everything. Sutton answers your maintenance line day and night, sorts every call — emergency, urgent, or morning — and runs your standing orders: your vendors, your quiet hours, your rules.
Founding rate · flat, up to 150 doors · month-to-month
01
Every call lands in a lane.
Four calls from one ordinary night, sorted the way Sutton sorts them. The lane decides who gets texted — and when.
Incoming — the maintenance line
Emergencyyour vendor + you,
texted now
texted now
Urgenttop of the
morning queue
morning queue
9:12 PM · textWO-0479
No hot water since this morning. We have a newborn.
Urgent
→ queued for 7:00 AM, flagged
Morningheld through
quiet hours
quiet hours
10:31 PM · callWO-0481
The bathroom tap drips every few seconds. Not urgent, honestly.
Morning
→ handyman queued for 7:00 AM
8:55 PM · callmessage taken
Am I allowed to pay rent in two parts this month?
The tenant hears a calm voice either way. The difference is what happens next: an emergency wakes the right people in one minute — everything else is filed, held, and waiting on your board at 7:00 AM.
02
How the desk runs.
01
Tenants call or text one number
A real local number — put it in the lease packet, the portal, and the after-hours voicemail, or forward your existing line. Sutton answers every time, on the phone and by text.
02
Sutton asks the one question
Is this damage happening right now, or can it wait? The call gets sorted — and the work-order facts get captured: address, unit, what's wrong, callback, permission to enter.
03
The right people get texted
An emergency texts your own vendor and you, immediately. Everything else holds through your quiet hours and lands on your board at your morning line — urgent items on top.
Your quiet hours, kept
default 21:00–07:00 · you set both endsThe one exception: a real emergency never holds — the vendor and you are texted the minute the call ends, whatever the hour.
03
The sort, written down.
This isn't a mood — it's the desk's actual decision logic, the same every call, at 2 in the afternoon or the middle of the night.
Emergency — dispatch now
Active damage or danger, whatever the hour.
- Water that can't be stopped
- Gas smell · fire · smoke · CO alarm
- Sewage backing up into a unit
- No heat in freezing weather
- Sparking or burning electrical
- A home that can't be secured
Urgent — top of the queue
Same-day matters where nobody is in danger.
- No hot water
- The only toilet out of service
- A tenant locked out
- A dead fridge with food in it
- A leak that's contained
Morning — filed and held
Everything else waits, politely.
- Dripping taps, running toilets
- Appliances limping along
- Cosmetic damage
- Noise, parking, requests
- "A dripping faucet at midnight is routine."
04
Sutton runs your rules — and only your rules.
You write the standing orders once, at setup. The desk follows them on every call — and there are lines it never crosses, no matter what a caller asks.
S-01
Never guesses
Sutton knows exactly what you wrote down — office hours, portal, policies, shut-off guidance — and nothing else. No invented valve locations, no made-up promises.
S-02
Never quotes costs
What a repair costs and who pays — tenant or owner — is always your office's call. The desk won't touch it.
S-03
Never promises arrival times
A dispatch means the right person has been texted — not that they're on their way. Tenants hear exactly that.
S-04
Rent goes to the office
Rent, leases, notices, deposits, disputes — message taken for office hours, every time. Never negotiated at night.
message taken · office hours
S-05
Knows who's calling
Tenants, owners, and vendors are kept in their lanes: a tenant never hears owner business, an owner never hears tenant details.
S-06
911 comes first
When someone's in danger — fire, gas, a break-in in progress — the caller is told to hang up and call 911, and you're alerted immediately.
05
Every call ends as a work order, not a voicemail.
An answering service hands you messages to decode over coffee. Sutton hands you work — captured on the call, filed before it ends.
WORK ORDER — filed by the deskWO-0479 · 9:12 PM
Property220 Marlow Ave
Unit8
Reported byPriya (tenant)
Callback(403) 555-0164
Issueno hot water — tank, laundry closet
SortedURGENT — top of morning queue
Permission to enteryes — after 9 AM
Vendor laneplumber
→ full transcript attached · summary texted to you at 7:00 AM
06
The price of a desk that decides.
You already pay someone to answer this line. They take messages.Sutton runs the desk — triage, your own vendors dispatched, a filed work order for every call — for one flat rate that doesn't count your doors one by one.
$249/ month, flat
Founding rate
- 24/7 calls and texts, answered and sorted
- Your own vendors dispatched, by trade
- Emergencies wake the right people — nothing else does
- Every call filed as a work order, transcript attached
- Set up from one short brief — your desk can be live the same day
flat to 150 doors · month-to-month · cancel anytime
Hire Sutton — start tonight07
Fair questions.
Who decides what counts as an emergency?
You do. Sutton ships with sensible defaults — uncontained water, gas, fire, no heat in freezing weather, a unit that won't secure — and your standing orders can tighten or loosen them. Your definition is the one that runs.
Will my plumber get woken at 3 AM for a drip?
No. That's the whole point of the sort: routine work holds through quiet hours and lands at your morning line. Only a real emergency dispatches at night — and that's the call you'd both want to be woken for.
Whose vendors do the work?
Yours. You list your plumber, electrician, HVAC, locksmith, and handyman at setup. Sutton texts them by trade, and their replies go to your phone — the desk never gets between you and your people.
What do tenants actually hear?
A calm, steady voice that answers immediately, asks what's happening, and tells them plainly what happens next. Sutton is an automated desk and says so when asked — no pretending, no hold music, no voicemail.
What happens to rent and lease questions?
A message for your office, taken politely, every time. The desk never discusses balances, never interprets a lease, never negotiates — at any hour.
What does setup look like?
One short brief — your office hours, your vendors, your policies, your quiet hours. It takes about ten minutes, you get a real local number at the end, and your desk can be answering the same day.