Services | Live Oak Home Management

01 · Home Watch

Eyes on the property when you are not.

Most estate damage compounds. A small leak found on day three is a flooring repair; the same leak found on day thirty is a six-figure remediation. Home Watch is the cheapest insurance you will ever buy.

We perform recurring property checks on a documented cadence — typically weekly, biweekly, or monthly depending on your travel pattern. Each visit is photographed, timestamped, and archived to your owner portal. You see what we saw.

What a Home Watch visit covers

Exterior walk: roof, gutters, perimeter, landscape, pool deck, irrigation
Interior walk: every room, every floor, every system check on the list
Climate, humidity, and pest indicators
Test of alarm system, water main, generator, sump pumps
Mail and delivery handling
Photo report posted within twenty-four hours of the visit

02 · Maintenance & Repairs

The crew is already on payroll.

Live Oak Home Management is built on six years of Live Oak Maintenance — the same technicians, the same vendor network, the same standards. When something needs to be repaired, it is repaired by people who already know your property and answer to us.

For specialized work outside the in-house scope (HVAC service, electrical permitting, structural), we use a vetted subcontractor list developed over those six years. No vendor markup. You see invoices at cost.

What's in scope

Routine preventive maintenance on a published schedule
Reactive repairs dispatched within hours, not days
HVAC, plumbing, electrical, roofing, exterior, interior finish
Pool, spa, irrigation, landscape lighting, outdoor kitchens
Generator, water filtration, smart-home, AV systems
Itemized invoices with receipts, posted to your portal

03 · Project Management

Owner-side, not contractor-side.

When a project is large enough to require its own contractor — a renovation, a roof replacement, a pool resurface, a kitchen — we sit on your side of the table. We solicit and review bids, negotiate scope, supervise progress, and verify completion before a check is written.

This is the difference between hiring a contractor and managing one. The contractor's incentive is to finish. Your incentive is for it to be finished correctly. We work for the second one.

What that looks like in practice

Scope development and bid solicitation from three vetted contractors
Contract review and negotiation on terms favorable to the owner
On-site supervision at agreed-upon milestones
Lien releases, permit verification, insurance certificates collected
Punch list managed to closure
Final walk-through documentation

04 · Concierge

The household runs whether you are in it or not.

Estate ownership produces an unending stream of small operations: catering coordination, package receipt, vehicle attention, household-staff scheduling, vendor access, dry cleaning, the things that accumulate. We handle the routine ones standing and the unusual ones on request.

Standing concierge functions

Inbound mail, package receipt, and forwarding
Vendor access scheduling and on-site supervision
Vehicle maintenance and detailing coordination
Catering coordination for meals upon arrival or events
Household staff scheduling, payroll administration if requested
Dry cleaning, dressmaker, watchmaker, custom logistics

Bespoke requests handled on a case-by-case basis. If it is a thing that can be done, it can be added to the schedule.

05 · Welcome Home

The property is ready before you land.

Pre-arrival preparation is choreographed against your travel calendar. Climate adjusted twenty-four hours ahead. Beds dressed in your preferred linens. Refrigerator stocked to your standing list. Vehicles fueled, washed, and pulled to the front. Flowers, if you keep them, fresh. The pool warmed, if you swim.

None of this is reported to you. You walk in, and the house works.

Standing arrival list

Climate set to preferred temperature 24 hours prior
Linens, towels, robes laundered and placed
Refrigerator and pantry stocked from approved list
Vehicles serviced, fueled, washed, presented
Pool and spa adjusted to preference
Fresh flowers, candles, music, if specified
Personal staff briefed on arrival schedule

06 · Hurricane Preparation

Florida includes weather. We include preparation.

The named-storm protocol begins seventy-two hours before projected landfall and runs through full post-storm reopening. You should not be tracking your own property from a hotel two states away.

Pre-storm protocol (72 hours out)

Outdoor furniture, planters, and loose objects secured or relocated
Shutters or panels installed and verified
Generator tested, fuel topped, transfer switch confirmed
Critical interior protections (sump pumps, water alarms) inspected
Documented photo inventory pre-storm for any insurance claim

Post-storm protocol (24 hours after all-clear)

On-site inspection within 24 hours of safe access
Damage documented with timestamped photos and video
Tarps, board-ups, and emergency repairs deployed
Insurance claim filed with documentation, on owner approval
Power, water, and HVAC restoration coordinated

07 · Pre-Listing Preparation

Ready before the agent arrives.

For owners preparing to sell, the property only gets one first showing. Pre-listing preparation closes the punch list, schedules the photography, coordinates the staging, and handles deferred maintenance — all before the listing agent ever schedules a tour.

Pre-listing closeout

Punch list developed from a fresh walk-through, prioritized by ROI
Deferred maintenance closed: paint touch-up, fixture refresh, exterior detailing
Stager engaged, scheduled, and supervised
Architectural and aerial photography coordinated
Landscaping refreshed for curb appeal
Property maintained to listing-ready standard through closing

Begin a Conversation

Pricing is by inquiry.

The right structure depends on your property, your standards, and the cadence of your travel. Initial consultations take roughly forty-five minutes and result in a written proposal whether or not we work together.

Request a Consultation

Seven categories. One team.