After-hours tenant line
Calls, texts, and triage from 6pm to 8am, plus weekends. Emergency vs. wait-til-Monday, escalated with judgement.
- Bilingual voice + SMS coverage
- Triage tree built around your buildings
- Logged in your PM software
Property operations · since 2010
The back-office team behind the team.
Arvallis is the operational tail for landlords and property managers — we pick up the phone, dispatch the vendor, follow up with the tenant, and file the notice. So your team can focus on the strategic work.
Quietly running ops for
Bramwell Holdings
North & Vine PM
Hearthstone Residential
Cedarline Stays
Atlas Door Co.
Marigold Properties
§ 01 · What we handle
Operations work, off your desk.
The recurring tail of property management — phone calls, vendor dispatch, follow-ups, paperwork — handled by a trained operations team that already knows your buildings.
Maintenance & vendor dispatch
Intake the request, decide the trade, dispatch the vendor at network rates, follow up until the ticket closes.
- Your vendor list or ours
- Photo + video pre-screen
- Owner-approval thresholds honored
Rent & delinquency follow-up
Day-3, day-7, day-15 sequences. Payment plans drafted. Pay-or-quit timing tracked. No more chasing.
- Polite, then firm — never reckless
- Per-state statutory clocks
- Hands off to eviction team if needed
Lease renewals & retention
We start the renewal conversation 90 days out, send the offer, negotiate within your guardrails, and e-sign.
- Market-aware rent bump suggestions
- Renewal addenda + riders drafted
- Retention rate reported monthly
Inspection scheduling
Annual, move-in, move-out — coordinated with tenants, walked by your inspector or ours, report filed.
- Photo-documented checklists
- Deposit dispositions drafted
- Owner-ready PDF in 48 hours
Lease admin, notices & reporting
The paper layer. Addenda, statutory notices, owner statements, monthly portfolio reports — done on a schedule, in your voice and templates.
Lease addenda
3/30/60-day notices
Owner statements
CAM reconciliation
Leasing pipeline
Vendor invoice handling
§ 02 · How it works
Set up in two weeks. Quietly running by week three.
-
01
Discovery call & portfolio walk
45 minutes. We learn the doors, the team, the software, the quirks — and where the operational pain actually sits.
-
02
Runbook drafted in your voice
We write the playbook your team would have written if they had a quiet week. Triage trees, vendor preferences, escalation rules, owner-comms tone.
-
03
Soft handover — we shadow
We sit alongside your team, handling overflow first. Calls forwarded, tickets shared. You correct us in real time.
-
04
Full coverage. Monthly review.
Lines, tickets, renewals, notices — running. We send a Friday digest weekly and a portfolio review every month.
§ 03 · Two tracks, one team
Built for the doors you actually run.
Long-term residential
The back-office team for landlords and property managers. We handle the operational tail so your team can focus on the strategic work.
We handle
- After-hours tenant line — calls, texts, and triage
- Maintenance request intake and vendor dispatch
- Rent payment tracking and delinquency follow-up
- Lease renewal management and tenant retention
- Inspection scheduling (annual, move-in, move-out)
Also included
- Lease administration, notices, and addenda
- Custom monthly owner reporting
- Leasing pipeline: showings, screening, drafting
- Eviction process coordination (Operations+ tier)
- Vendor invoice handling at network rates
Short-term & Airbnb
Same operational engine, tuned to hospitality velocity. We run the guest-facing and turnover work for short-term rental operators.
We handle
- 24/7 guest messaging across platforms
- Turnover coordination (cleaners, linens, restocking)
- Vendor dispatch for repairs and emergencies
- Damage claim filing across platforms
- Pre-arrival and post-stay guest sequences
Also included
- Listing optimization and channel management
- Dynamic pricing oversight (Portfolio tier)
- Occupancy and revenue reporting
- Calendar management across platforms
- Photography coordination and listing setup
§ 04 · The honest comparison
DIY, hire someone, or hand it to Arvallis.
There are three ways to handle property operations once a portfolio crosses ~5 doors. Here's how they actually compare.
| Option A DIY / owner-operator | Option B Hire an in-house assistant | Option C Arvallis Recommended | |
|---|---|---|---|
| Setup time | None — but you are the system | 6–10 weeks: hire, onboard, train | 2 weeks · runbook + shadow |
| Hours covered | Whenever you're awake | 9–5, when not on PTO | Business hours + 24/7 on-call |
| Monthly cost (3–20 units) | $0 — but a weekend tax | $4,500–7,200 fully loaded | $390–$1,900 · scales with doors |
| Bus-factor | 1. You. | 1. The hire. | A team. With backups. |
| Vendor network | Yours, slowly built | Yours, slowly built | Yours + our network at rate |
| Reporting | Spreadsheets, when you remember | Whatever the hire builds | Monthly owner-ready PDFs |
| Scales to 50+ doors | — burnout | Possible. Hire #2 incoming. | Yes, no headcount change |
§ 05 · Pricing
Priced per door. No surprises.
Month-to-month after a 60-day pilot. Cancel any time. Pricing below is for the residential track; Stays is quoted separately by listing and turnover volume.
The Operations Floor
Coverage essentials for landlords running their own portfolio.
$39
/ door / month
- + After-hours tenant line
- + Maintenance intake & dispatch
- + Rent & delinquency follow-up
- + Monthly owner statement
- — Renewals & leasing pipeline
- — Eviction coordination
Most portfolios pick this
The Full Back-Office
For property managers scaling doors without scaling headcount.
$69
/ door / month
- + Everything in Core
- + Lease renewals & retention
- + Leasing pipeline & screening
- + Inspections (annual / move-in / out)
- + Eviction process coordination
- + Vendor invoices at network rates
White-glove, 50+ doors
A dedicated lead operator and weekly portfolio review.
Custom
from $1,900 / mo
- + Everything in Operations+
- + Named lead operator + backup
- + Weekly portfolio review
- + Custom KPI dashboards
- + Stays / mixed portfolios welcome
- + Acquisitions & transition support
All tiers
60-day pilot · month-to-month after · no per-call or per-ticket fees · billed against door-count, not effort.
“We added 22 doors last year and didn't hire anyone. Arvallis is the part of the team you don't see on the org chart — and that's exactly the point.”
94%
tenant calls resolved without escalation
11m
median first-response on after-hours tickets
+5.4%
renewal rent uplift on managed portfolios
0
per-call or per-ticket fees, ever
§ 06 · FAQ
Reasonable questions, answered honestly.
Couldn't find what you were looking for? Email us at hello@arvallis.com — a human reads every one.
Are you software, or are you people?
People. Trained operations staff in a small set of US offices, using your existing PM software (AppFolio, Buildium, Yardi, DoorLoop, Hospitable, Guesty, etc.). We don't ask you to migrate anything.
Do you replace my property manager?
Almost never. We sit behind a property manager or owner-operator and absorb the recurring tail of work — calls, dispatch, follow-ups, paperwork. The relationships, decisions, and brand stay yours.
How does the 60-day pilot work?
You pay the regular per-door rate for two months. We onboard, run the work, and you can walk on day 60 with no further obligation. Most clients renew month-to-month from there.
What software do you work in?
Yours. We're proficient in AppFolio, Buildium, Yardi Breeze, DoorLoop, RentManager, Hospitable, Guesty, OwnerRez, and PriceLabs. If you're on something else, we'll learn it.
Who actually picks up the phone?
A trained operator who knows your buildings, your vendor list, and your escalation rules. Not a script-reading call center. You'll know the names of the 1–3 people on your portfolio.
What if a tenant has an emergency at 3am?
The on-call operator triages, dispatches the appropriate vendor from your list (or ours), and notifies you according to your escalation rules. You wake up to a note, not a problem.
Can you handle evictions?
We coordinate the eviction process — notices, timelines, court scheduling, communications — on the Operations+ and Portfolio tiers. We do not appear in court or provide legal advice; we partner with your eviction counsel.
How do you price a mixed long-term + short-term portfolio?
We blend the two tracks on the Portfolio tier with a custom quote. There's no penalty for mixing — most operators of any scale eventually do.
§ Last thing
Hand us the tail.
Hand us the tail.
Keep the part you like.
A 45-minute discovery call. We listen, ask the dumb questions, and tell you honestly whether Arvallis is the right shape for your portfolio. No deck. No follow-up nurture sequence.