A year of maintenance, built around your house
- No long-term contract, cancel any time
It starts with a walkthrough
We walk through the whole house with you, look at its condition and its systems, and talk through the work it needs. The office then writes a checklist and an agreement for that house.
What the walkthrough covers
- House size
- Condition of the house
- Maintenance scope
- Number and complexity of HVAC systems
- Other mechanical systems
- Any add-on services
Walk through the house
A full look at the house, its condition, its mechanical systems and the maintenance it needs through the year.
Write the checklist
The office turns what the walkthrough found into a checklist for your house, with preventive work planned month by month.
Set the agreement
The agreement sets the scope and the price, based on the house, its systems and any add-ons you choose.
Begin the visits
A dedicated lead technician starts the monthly visits. There is no long-term contract, and you can cancel at any time.
Set up for your house
Every agreement starts from the same checklist and is then shaped to the house. These are the common ways it is set up; the walkthrough settles which one fits.
The standard agreement
One maintenance visit a month, three HVAC maintenance visits a year, and snow removal from December to March.
More HVAC care
Four or five HVAC maintenance visits a year, for homes with more systems or systems that work harder.
Without HVAC
The monthly checklist on its own, when another company already looks after the heating and cooling.
Heating or cooling only
HVAC maintenance for one side of the system, alongside the monthly visits.
Snow removal can be left out, and the add-ons below can be added to any agreement.
What happens during a monthly visit
Each month, your lead technician works through the checklist and the preventive work planned for that time of year. When time allows, small extra tasks of an hour or less are done during the visit at no charge.
For a longer list, an extra technician can be added on visit day, or your technician can work through a running list after the checklist. The office property manager coordinates follow-ups, and afterwards sends a written summary of the work and anything that needs attention.
Example end-of-day report
October · Example
Done this visit
- Serviced the heating system
- Tested every heating zone
- Cleaned gutters and drains
What we found
- Heating zones tested, with no leaks found
- Leaves collecting near a roof drain
Parts ordered
- Replacement air handler filters
- Replacement lightbulbs
Next steps
- Replace air handler filters when they arrive
- Clear bathroom sink, tub and shower drains
Preventive work follows the seasons
Each house gets its own schedule based on its systems and needs. This sample shows representative items from a year of monthly maintenance visits.
January
- Clean bathroom fans
- Check under sinks for leaks
- Clear debris from the roof
- City inspections and filings: backflow devices, sprinklers, boilers (add-on)
February
- Check and change air filters
- Inspect and clean drip pans
- Clean dryer vents
- Clean gutters and drains, check downspouts for ice
March
- Check exterior pointing, grout and sand
- Check exterior caulking at sidewalks and façade
- Clean the dishwasher strainer
- Salting and snow removal as needed
April
- Change refrigerator and icemaker water filters
- Turn on outdoor water
- Inspect the roof for warping, aging, moss and cracks
- Set up and turn on irrigation (add-on)
May
- Change cooling filters and inspect the unit and drain pan
- Test condenser operation and amperage
- Test every cooling zone with gauges
- Inspect the foundation for water
June
- Check cooling for leaks
- Clear bathroom sink, tub and shower drains
- Inspect appliance hoses and ventilation
- Clean patio furniture (add-on)
July
- Check front and back for rodent activity
- Check brick for spalling and loose stones
- Check brownstone for cracking
- Tighten door handles
August
- Check caulking at exterior doors and windows
- Inspect grout around tiles and fixtures
- Inspect exposed plumbing for dampness
- Clean gutters and drains
September
- Replace smoke and carbon monoxide alarm batteries
- Check the perimeter and foundation for openings
- Vacuum heating ducts, grilles and registers
- Clean gutters and drains
October
- Service the heating system
- Test every heating zone and inspect for leaks
- Service humidifiers and set them to 35% relative humidity
- Inspect electrical components
November
- Inspect the chimney
- Clear leaves from the roof
- Shut off exterior water and blow out the lines
- Shut off irrigation and blow out the lines (add-on)
December
- Clear the last leaves from the roof
- Vacuum the refrigerator coils
- Salting and snow removal as needed
- Inventory bulbs, HVAC filters and water filters
What the agreement covers
Included
- A checklist written for your house, worked through month by month
- One maintenance visit a month from a dedicated lead technician
- HVAC maintenance visits, three to five a year by agreement
- Snow removal and salting, December to March
- An office property manager who coordinates the work
- Small extra tasks of an hour or less during the visit, when time allows
- A written summary after each visit
- The 24/7 emergency line for agreement clients
Added if you want them
- City inspections and filings: backflow, sprinkler and boiler
- Countertop and bathroom stone sealing
- Irrigation set-up and shut-down
- Clearing snow from skylights
- Terraces, patio furniture and the garbage area
- An extra technician on visit day for a longer list
Quoted separately
- Repairs and installations, by NYC Brownstone General Contracting
- Renovations and larger projects, by NYC Brownstone General Contracting
- Materials and parts
- Elevator, AV and other outside specialists, arranged by the office
The agreement compared with one-off work
Visits
- Maintenance agreement
- One a month, planned for the year
- One-off work
- Scheduled when you call
Technician
- Maintenance agreement
- A dedicated lead technician
- One-off work
- Whoever is scheduled
Pricing
- Maintenance agreement
- Member rates for extra work
- One-off work
- Quoted for the work requested
Scheduling
- Maintenance agreement
- Preferred scheduling
- One-off work
- Scheduled as one-off work
Emergencies
- Maintenance agreement
- The 24/7 line for agreement clients
- One-off work
- Call the office, case by case
Commitment
- Maintenance agreement
- No long-term contract, cancel any time
- One-off work
- Pay for each job
Pricing is set after the walkthrough
Pricing depends on the size and condition of the house, the scope, the number and complexity of its systems, especially HVAC, and any add-ons. The walkthrough gives the office what it needs to write the checklist and price the agreement.
Why does pricing need a walkthrough?
Pricing depends on the house's size and condition, the maintenance scope, the number and complexity of its systems, and any add-on services. We need to see those conditions and systems before the office can write the checklist and price the agreement.
Is there a long-term contract?
No. There is no long-term contract, and you can cancel at any time without a penalty.
What counts as a small job?
When time allows, an extra task that takes an hour or less is done during the monthly visit at no extra charge. For a longer list, an extra technician can be added on visit day, or your lead technician can work through a running list after the checklist.
Is HVAC maintenance included?
In most agreements, yes: three HVAC maintenance visits a year as standard, and four or five for homes with more systems. The agreement can also be set up without HVAC. Repairs and replacements are quoted separately.
What happens if the technician finds a bigger problem?
The technician records the condition and any test results, then flags the issue in the summary after the visit with needed parts and follow-up work. Larger repairs, installations and project work are scoped separately and handled with our affiliate, NYC Brownstone General Contracting.
Can you coordinate my elevator or AV company?
Yes. For elevator, AV and other work outside our team, the office finds the right specialist, coordinates scheduling and access, and manages the visit while that company is in the house. This coordination is a separate service and is quoted separately from the maintenance agreement.
How does the 24/7 line for agreement clients work?
The 24/7 after-hours emergency line is for agreement clients: 914-373-4658. Use it for a threat to safety, an essential service or the property, such as no heat, no cooling, a significant leak or loss of water. Outside business hours, the goal is to arrive within 90 minutes, depending on location, traffic and access. Non-clients call the office, and emergencies are considered case by case.
Can I use NYC Brownstone without an agreement?
Yes. Anyone can call the office for an estimate and one-off work. Without an agreement, there is no monthly property checklist or assigned monthly technician. Preferred scheduling, preferred pricing and the 24/7 emergency line are agreement client benefits and do not apply to one-off work.
Request a walkthrough
We walk through the house and look at its systems with you. The office then writes the checklist and the agreement, priced from what we found.
- A checklist written for your house
- No long-term contract