02 · Maintain

In-house maintenance. No vendor markup.

Two full-time crews covering Dayton and Columbus. Service calls, make-readies, preventative work, Section 8 prep, and full renovations. Pricing is project-based and all-inclusive — we estimate before we start, no surprise line items.

Request maintenance

What we handle

Most of what a property throws at you.

From a leaking sink to a full rehab, we've got you covered.

Service calls

Day-to-day repairs that come up: leaks, busted appliances, electrical, plumbing, HVAC, lockouts, the regular stuff.

Make-readies & turns

Between-tenant turnovers — paint touch-ups, deep clean coordination, minor fixes, getting the unit ready to re-list.

Section 8 / HQS prep

Pre-inspection walkthroughs, fixing what needs fixing before the inspector shows up, coordinating with PHA inspectors directly.

Preventative

Furnace tune-ups, gutter clearing, weatherization, smoke detector swaps. Fix it before it breaks; fewer 11pm calls.

Why we started

Built by necessity.

When I was getting started as an investor, a more seasoned landlord pointed me toward a vendor he'd used for years — said they were reliable, could handle everything, wouldn't let me down. I took the advice and tried to make it work.

What followed was a string of no-shows. Work done sloppily and left half-finished. Important things missed on walkthroughs. Tenants left waiting days without any communication or updates. Every time I had to go back to an owner and explain what hadn't happened, I felt the gap between what I'd promised them and what I was actually able to deliver.

It wasn't workable. Not for me, and not for the clients who'd trusted me with their properties. So we built an in-house crew. Not because it was the easy path — it wasn't — but because it was the only way I could stand behind the work.

"The maintenance company exists because property management without reliable maintenance is a promise you can't keep."

— Daniel, founder

How it works

Request to invoice, in four steps.

Request

Text, email, or owner portal. Photos help. You'll get a confirmation immediately and a real human reply within an hour.

Diagnose & estimate

On-site walkthrough or remote diagnosis where possible. We'll give you a project estimate before any work begins — approve, adjust, or push back.

Approve & schedule

You approve in the portal (or by text). For pre-set dollar thresholds, we just proceed and document. Schedule confirmed same day in most cases.

Document & invoice

Progress photos throughout, before/after at the end. Invoice reflects the approved estimate. ACH or check, no payment processor fees.

Pricing

Project-based. All-inclusive.

Pricing is per project. We provide an estimate before any work begins — no surprise line items, no labor-and-materials breakdown after the fact. The estimate is the number.

Bundled management clients and standalone owners are both welcome. Reach out to get started or discuss a specific job.

Recent jobs

A few examples from last quarter.

All jobs over $500 are photo-documented before, during, and after. Anonymized samples below.

Brandt — Unit Turns

Multi-unit turn · Dayton, OH · Dec 2025

Total cost $18,960 Units 3

Oxford — Unit Turn

Unit turn · Section 8 · Oxford Dr, Dayton · Jan 2026

Total cost $6,350 Timeline Jan 2026

See the full project portfolio →

Submit a work order

Request work on a property.

Select your city below. For life-threatening emergencies, call 911. Existing tenants — submit requests through TenantCloud, not this form.

Choose your city:

Common questions

About maintenance specifically.

Things that are dangerous, damaging the property faster the longer they wait, or making the unit uninhabitable. Gas smell, no heat in winter, major water leak, no working toilet, electrical sparking, lockout. We respond to those within 90 minutes regardless of time of day. A leaky faucet at 11pm is not an emergency — it goes on the morning list.

You set a dollar threshold during onboarding (typical default is $300). Anything below that, we just handle and document. Anything above, you get the estimate and either approve or push back. Most owners loosen the threshold over the first 6 months as trust builds — fewer 50-decisions-a-month.

Anything beyond the scope of a typical service call (full unit gut, kitchen/bath rebuild, distressed turnaround) goes to our rehab line. Different invoice, different scoping, but the same Dorian Gray Enterprises team — so handoffs happen seamlessly. More on the rehab side →

Yes — $1M general liability + workers comp. COIs are available on request.