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, with a 1-year workmanship warranty on our labor. 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.
