One number for every unit issue. Tenants text us the problem, you approve a firm price from your phone, we fix it and send you the photos. You keep the rent — we handle the drips, doors, and drywall.
The worst part of being a landlord isn't the big repairs — it's the Tuesday-night text about a door that won't latch. Here's how it works with Sentinel on your side:
Give your tenants our number — (201) 400-9827. They send photos of the problem straight from their phone.
We triage the photos and text YOU a firm, upfront price. Nothing gets booked or billed without your yes.
We coordinate the visit window directly with your tenant. Lockbox or smart-lock codes work if they're out.
Before-and-after photos when we leave, one invoice to you. You never left your desk.
Every New Jersey tenant change needs a smoke/CO/fire-extinguisher certificate — and many towns add their own certificate-of-occupancy inspection. Our turnover punch list gets the unit rent-ready and inspection-ready in one visit:
Same transparent pricing we publish for every service — firm quote confirmed before any work begins.
| Service | Typical range |
|---|---|
| Walk-through & unit scope quote | Free |
| Tenant-reported repair visit | Published per-job pricing — see service pages; firm quote before booking |
| Unit turnover — half-day (1–2 BR) | $450 – $750 |
| Unit turnover — full-day (larger units) | $750 – $1,400 |
| Smoke/CO certificate prep (detectors, extinguisher, punch list) | Quoted on scope — often folded into the turnover visit |
| Recurring account (2+ units) | Net-30 · consolidated monthly statement · priority dispatch |
Yes — that's the point. Your tenant texts us photos of the problem, we triage it, you approve a firm price by text, and we schedule the repair directly with the tenant. Lockbox and smart-lock access work fine. You get before-and-after photos and the invoice; you never have to drive over.
The things tenants actually report: doors that don't latch, drywall damage, running toilets and dripping faucets (fixture-level swaps), loose railings, torn screens, blinds, caulk and grout, light fixtures and ceiling fans, locksets, and flat-pack or big-box equipment assembly. Work that legally needs a licensed trade — new electrical circuits, plumbing pipework, HVAC — we refer out honestly and tell you before anything is booked.
Most unit-turn punch lists are booked within 48 hours and finished in a single half-day or full-day visit: patch-and-paint, locksets swapped, caulk refreshed, fixtures and blinds replaced, smoke and CO detectors installed fresh so the unit is ready for New Jersey's change-of-occupancy certificate inspection.
Yes. Every NJ tenant change requires a smoke alarm, CO alarm, and fire-extinguisher certificate, and many towns add their own certificate-of-occupancy inspection. We run the pre-inspection punch list — fresh detectors in the right locations, extinguisher mounted, handrails tightened, GFCI-adjacent items flagged — so the unit passes the first time instead of costing you a re-inspection fee.
Every job gets a firm price before work begins — no hourly surprises. Recurring landlord accounts get net-30 terms, one consolidated monthly statement across all units, and priority dispatch when something urgent comes up.
Sentinel Handyman LLC is fully insured with general liability coverage; our NJ Home Improvement Contractor registration is in process. We can provide a COI naming you or your LLC as additional insured within one business day.
Four standards we hold ourselves to on every job, every time.
You see and approve a clear, upfront price before any work begins. No surprises. No travel fee.
Background-checked pros in clean, marked vehicles. If we're going to be late, you'll know.
Square, level, plumb, and finished. Work we'd put our shield on.
Insured, warrantied, and we stand behind it. If something isn't right, we make it right.
Free walk-through on your next vacancy or a 10-minute call about your portfolio. Firm prices, photo proof, one number your tenants can text.
