Getting your home ready for your arrival
2 of 6 ready✓
Home brought to temperature
Heat on, holding 20°C✓
Water on and leak-tested
All lines dry✓
Driveway and dock readied
Scheduled today✓
Fridge and bar stocked
Per your standing list✓
Linens and towels fresh
✓
Final walk-through before you arrive
Home status
All clear
Last checked Dec 24, 9:12 AM
Next visit
Dec 31
Weekly inspection + freeze check
Documented spend, Dec
$1,629
Excludes $1,450 retainer
Auto-approved this month
$169 / $1,500 cap
Recent activity
- Emergency: burst laundry supply line, acted under authorityWater shut at main, area dried, line capped, plumber dispatched. You were notified at 2:41 AM.Dec 27, 2:14 AM
- Weekly inspection + snow clearingDriveway and dock walkway cleared. All systems normal.Dec 24
- Furnace filter replacedAuto-approved, $48. Within your standing authorization.Dec 24
- Weekly inspection, cold snap responseHeat trace confirmed on exposed lines. Crawlspace held at 9 C.Dec 17
Emergency actioned
Dec 27, 2:14 AM. A washing-machine supply line burst and the laundry was flooding. Under your standing emergency authority we acted immediately: water off at the main, wet-vacked, line capped, Valley Plumbing booked for 6 AM. You were notified at 2:41 AM. No approval delay, no water damage.
After-hours call-out (pre-agreed)$150
On-site labour, 2.5 hrs at $95$237
Parts + coordination (12%)$223
Charged to card on file$610
Needs you
2 items awaiting approval$420 and $1,250, both non-urgent
ActionDecember visits · Estate tier, weekly
Weekly inspection + snow clearing
All clearDec 24, 9:12 AMFull interior and exterior walk. Driveway and dock walkway cleared after 14 cm overnight. Furnace filter replaced (auto-approved). Blinds and lights adjusted for occupancy.
Water & moistureHeat & envelopeSecurityExterior
Weekly inspection, cold snap response
ActionedDec 17, 8:40 AMMinus 18 C overnight. Confirmed heat trace active on exposed supply lines, crawlspace holding at 9 C, no freeze risk. Noted a slow weep at the dishwasher shutoff valve, photographed and sent for your approval (non-urgent).
Freeze protectionMechanical
Weekly inspection
All clearDec 10, 9:05 AMAll systems normal. Irrigation shut down and winterized for the season, north-bed valve replaced. Mail collected, packages moved inside.
IrrigationInterior
Awaiting your approval
Dishwasher shutoff valve
Needs approval$420Slow weep at the dishwasher supply valve under the kitchen sink. Not urgent today, but it will worsen and can flood the cabinet over time. Recommend replacing the valve and braided supply line now while it is dry.
Parts $95Labour $290Coordination 12% $35
One tap. Charged to card on file on completion, itemized here.
Furnace igniter + full service
Needs approval$1,250Furnace is failing to fire intermittently. The hot-surface igniter is cracked. In a vacant home in winter this is a freeze risk if it fails fully. Recommend replacing the igniter and completing the annual service now.
Parts $180Labour $980Coordination $90
Recommended within 5 days given the freeze risk.
Auto-approved this month Within your standing authorization
Furnace filter replacementDec 24 · MERV 11, on the maintenance calendar
Auto$48Garburator reset + drain screenDec 12 · minor part
Auto$85Smoke & CO alarm batteries, 4Dec 3 · consumable
Auto$36Emergency actions Acted under your authority, then notified
Burst laundry supply line, water shut + dried + cappedDec 27, 2:14 AM · you were notified 2:41 AM · after-hours rate card applied
Emergency$610Documented spend, Dec
$1,629
Excludes $1,450 monthly retainer
Auto lane used
$169 / $1,500
Card on file
Visa ···· 4242
Auto-charged on approval + completion
December ledger
| Date | Item | Lane | Approval | Amount |
|---|---|---|---|---|
| Dec 1 | Estate retainerWeekly care, coordination, reporting | Included | Retainer | $1,450 |
| Dec 3 | Smoke & CO alarm batteriesConsumable | Auto | Standing auth. | $36 |
| Dec 10 | Irrigation shut-down + valveSeasonal, north bed | Approved | You, Dec 9 | $310 |
| Dec 12 | Garburator reset + screenMinor part | Auto | Standing auth. | $85 |
| Dec 24 | Snow clearing, 3 eventsDriveway + dock walkway | Approved | Seasonal plan | $540 |
| Dec 24 | Furnace filterMERV 11 | Auto | Standing auth. | $48 |
| Dec 27 | Emergency: burst supply lineAfter-hours, acted under authority | Emergency | Pre-agreed rate | $610 |
| Documented spend (excludes retainer) | $1,629 | |||
Monitoring
12 sensors online
Reporting every 60 seconds
Last reading
Just now
Dec 27, live
Open alerts
0
All zones within safe bands
Coldest zone
9°C
Crawlspace, freeze-safe
Sensors by zone All normal
Crawlspace
9.0°C OK
Safe band 5 to 18°C
Main floor
19°C OK
Held at your setback
Mechanical room humidity
41% OK
Safe band 30 to 55%
Wine room
13°C OK
Target 12 to 14°C
Laundry leak sensor
Dry OK
Fires the instant water is sensed
Water main
Normal flow OK
Auto shut-off armed
Front entry
Closed · Armed OK
Access logged in Visits
Power
Online OK
Generator on standby
Recent sensor events
Laundry humidity rose to 63%Dec 17, 2:40 AM · investigated on next visit, traced to the dishwasher valve, flagged for approval
InvestigatedResolvedCrawlspace dipped to 6°C in the cold snapDec 17, 3:10 AM · heat trace confirmed active, held above freezing
Auto-heldNormalFront entry opened, 9:12 AMDec 24 · scheduled Brasskey visit, matched to the inspection
ExpectedLoggedYou are alerted the instant any reading leaves its safe band, and so are we. Most problems are caught here, before anyone needs to be at the home.
Your home, on the record. Kept forever.
Every system, serial number, warranty, and service in one living record, read with a builder's eye. When you sell, you hand the next owner a complete building dossier. Until then, nothing about your home is a mystery.
Systems & warranties
| System | Installed | Warranty | Next service | Life left |
|---|---|---|---|---|
| Roof, standing seam metal50 yr rated | 2024 | 25 yr material | Visual, spring | |
| HVAC, heat pump + air handlerSerial on file | 2024 | 10 yr parts | Apr 2027 | |
| Building envelopeAir-sealed, tested | 2024 | 2-5-10 new home | Monitored | |
| Water heater, on-demandSerial on file | 2024 | 6 yr | Descale, 2026 | |
| Dock & boat liftShoreline assets | 2023 | Manufacturer | In/out seasonal | |
| Irrigation & landscape systemsZoned | 2024 | 1 yr labour | Start-up, spring |
Capital plan Builder forecast
Exterior cedar re-oil and stainRecommended to protect the warm cladding
2028~$8,500Heat pump mid-life service & refrigerant checkKeeps the 10 yr warranty valid
2029~$1,800Dock hardware & lift refurbishmentShoreline exposure
2030~$6,000Roof & flashing inspection, sealant refreshAhead of any leak, not after
2032~$2,500Service history
Furnace filter replaced, MERV 11Dec 24
Auto$48Irrigation winterized, north valve replacedDec 10
Approved$310Annual HVAC serviceApr 2026 · on warranty
WarrantyCompleteYour standing authorization · signed once, changeable anytime
Auto-approve ceiling$250
Any single item at or below this, we handle without asking and charge to your card, itemized here. Filters, minor parts, small fixes. Currently items up to $250 are handled automatically.
Monthly auto cap$1,500
A ceiling on total auto-approved spend per month. Once reached, everything routes to you for approval, even small items. Protects you from any runaway month.
Emergency ceiling$2,500
For a genuine threat to the home (burst pipe, no heat in a freeze, security, fire risk) we act immediately up to this amount to protect the property, then notify you within the hour. Above it, we stabilize and call you.
After-hours rate card
Business-hours coordinationIncluded
After-hours emergency call-out$150
On-site labour, per hour$95
Trade & parts pass-through+ 12%
Agreed and signed once, so at 2 AM there is action, not a negotiation. Every emergency line is timestamped and photographed here.
Card on file · Visa ···· 4242 · auto-charged on approval
Authorization signed
J. Merrick · Nov 2, 2026 · e-signed
How the five lanes work
Included
Visits, inspections, coordination, reporting
Everything your tier covers. No charge beyond the retainer.
Auto
Small items, pre-authorized
At or below your ceiling and within the monthly cap. We act, we charge, we itemize. No per-item interruption.
Approve
Mid-size items, one tap
Above the ceiling, below the emergency line. You get a photo, what was actually found, and a quote. One tap approves and schedules. Each approval is timestamped as your consent.
Emergency
Save the property first
A genuine threat. We act immediately up to your emergency ceiling, at the pre-agreed rate, then notify you within the hour. You consented to this once so a 2 AM pipe gets solved, not just reported.
Above ceiling
Major work
Over your emergency ceiling. We stabilize, then it needs your explicit sign-off. Nothing large is ever charged without it.