Harbor House

Property Services · Newport, Rhode Island

Local, on-the-ground representation for property owners in Newport.

We regularly check on your property, identify and handle issues, coordinate trusted vendors and repairs, and keep you informed — so your property is cared for even when you're not here.

Request a walkthrough What we cover

Get in touch (401) 555-0147 hello@harborhousenewport.com

[Add your hours, and how quickly you respond]

I
We check in

Regular visits to the property, inside and out, on a schedule you set.
II
We find and handle issues

Problems get identified early and dealt with before they grow.
III
We coordinate the work

Trusted vendors and repairs arranged, supervised and seen through.
IV
We keep you informed

You know the condition of the property without having to ask.

The work

What we cover

Any of it can be dialed up or down for your property.

I
Regular property checks
Interior, exterior, mechanicals and grounds. The same walk each visit, so anything that has changed stands out.
II
Storm and weather checks
Before a named storm and again after. Cold snaps as well — heat, zones, exposed lines.
III
Vendor and repair coordination
Sourcing, scheduling, access, supervision on site, and a look over the finished work.
IV
Seasonal open and close
Winterization in the fall, commissioning in the spring, and the punch list that comes with each.
V
Tenant and guest support
A local point of contact for whoever is in the property, if you rent it out.
VI
Owner reporting
Notes and photographs after every visit, and a call whenever a decision is yours to make.

Reporting

You'll hear from us after every visit

No portal to log into. A note from whoever was at the property that morning, with photographs attached.

Thursday morningExample

Hi [owner] — went by around seven. The property is dry and everything is running. Hard rain overnight, so I checked the cellar first: the sump cycled normally and there is no water anywhere.

Two small things. The northeast gutter was overflowing at the corner, packed with oak leaf — cleared it and flushed the downspout. The outdoor shower valve was dripping; reseated it and it is holding, no parts needed.

One for you: the basement dehumidifier keeps filling between visits. A condensate line to the floor drain would solve it permanently. I can get a number from [vendor] if you would like one.

Photographs attached. Back Thursday unless the weather turns.

— [your name]

Photograph Newport out of season — the harbour in November, an empty Ocean Drive, or a shingled house with the porch furniture stacked.

Roughly 21:9, about 2000px wide. Overcast light suits this palette better than blue sky.

Service area

Newport

On-the-ground means nearby. Everything we look after is a short drive, so a call about a property is answered in person rather than over the phone.

Neighborhoods

The Point
Historic Hill
Fifth Ward
Ocean Drive
Bellevue Avenue
Ochre Point
Kay Street
Top of the Hill

Anywhere else?

[Add any towns beyond Newport you'll serve]

Tell us about the property.

We'll walk it with you and follow up with a written scope and a monthly number.

Request a walkthrough

Services

What being represented on the ground actually involves.

You set how often we visit and how much can be spent without checking first. Below is the full range.

Regular property checks

The core of the service. The same route through the property each visit, so anything that has changed is obvious.

Exterior: roof and flashing from the ground, gutters and downspouts, siding, trim, windows and doors, foundation, walkways
Interior: every room and ceiling, under every sink, plus attic and cellar
Mechanicals: boiler or furnace and each zone, water heater, sump pump cycled, dehumidifier emptied, shutoffs confirmed
Systems: alarm and cameras, water sensors, thermostats, exterior lighting and timers
Grounds: storm debris, drainage, gates and outbuildings, mail and packages collected
Notes and photographs filed the same day, with anything that changed called out

Set out here how often you'll visit, and what a typical schedule looks like across the seasons.

Storm and weather response

Coastal weather is the reason most owners look for representation, so it is treated as a standing duty.

Before a storm: furniture and umbrellas in, drains cleared, sump tested, heat confirmed, generator checked
After: a full walk inside and out, with any damage documented for your insurer
Cold snaps: heat and zones verified, exposed lines checked, faucets managed through the worst of it
Alarms, leak sensors and calls from neighbors — we go and look, then we call you
Emergency vendors dispatched and supervised until the property is stable

Vendors and repairs

Coordination means being there, not just making the booking.

Sourcing and scheduling plumbers, electricians, HVAC, roofers, masons, painters and arborists
Access and lockup, so no keys are left out
On site while the work is done, with photographs of what is behind the wall before it closes up
Scope and invoice reviewed against the quote before you pay
A punch list and a second inspection until the work is genuinely finished

If you have a policy on markups or referral fees, state it here — it is one of the first things owners want to know.

Seasonal open and close

The two weeks a year that decide how the rest of it goes.

Closing: exterior water off and lines blown, irrigation drained, furniture stored, gutters cleared after leaf drop, heat set for winter
Opening: water back on and checked under pressure, heat and hot water brought up, screens and furniture out, exterior wash-down, a first punch list
Boiler, chimney and HVAC service booked and attended on your behalf
Dock, mooring and boat coordination handed to your yard

Tenant and guest support

For owners renting the property, a local point of contact so you are not the one taking the call.

A named local contact for tenants and guests, with agreed hours
Move-in and move-out condition reports, with photographs
Turnovers: cleaner and linen coordination, restock, and a walk-through before arrival
Lockouts, appliance failures and no-heat calls handled in person
Checks between stays, so nothing sits broken through a gap week

Confirm what your insurer and the city's rental registration require before advertising a short-term rental.

Owner reporting

You should be able to answer "how is the property?" without calling anyone.

A dated note and photographs after every visit, in a folder you can open at any time
A property file that keeps growing: models and serial numbers, service dates, warranties, shutoff locations, vendor history
Anything above your spending limit comes to you as an option, a cost and a recommendation
A short seasonal summary of what we would plan for next

Not sure what you need?

That is what the walkthrough is for.

Get in touch

Pricing

One monthly figure, agreed before we begin.

A retainer covers the visits, the reporting and the coordination. Project work and after-hours response are billed separately and quoted in advance.

Every figure on this page is a placeholder. Replace them with your own before this goes live.

Off-Season Watch

For owners here through the summer

$225 / month

Two visits per month, October through May
Storm checks before and after, included
Notes and photographs every visit
Vendor coordination at the hourly rate
Cold-snap checks and response

Ask about this

Suggested

Year-Round Steward

For owners rarely on the island

$395 / month

Weekly visits, twelve months
Storm checks before and after, included
Up to three hours of vendor coordination monthly
Seasonal open and close included
A running property file and a seasonal summary
[Your response commitment]

Request a walkthrough

Full Representation

Estates, several properties, work underway

Quoted

A visit schedule built around the property
Unlimited vendor coordination
Renovation and project oversight
Tenant and guest support included
A direct line, extended hours

Discuss it

Beyond the retainer

Additional work

Quoted in advance whenever it runs beyond an hour.

Service	What it covers	Rate
Vendor coordination	Booking, access, on-site supervision, review of the work	$65 / hr
Seasonal open or close	Full winterization or spring commissioning, per visit	$450
After-hours response	Alarm, leak or storm outside business hours	$120 / call
Project oversight	Renovation or major repair, managed to completion	Quoted
Turnover	Cleaner coordination, restock, pre-arrival check	$95 / turn
Additional visit	A one-off check outside your schedule	$85

Add a line here on how materials and contractor invoices are handled.

Start with a walkthrough.

You'll have a written scope and a figure before anything begins.

Arrange one

About

Representation on the ground, in Newport.

A camera tells you something has already happened. A large management company has a great many other properties ahead of yours. Harbor House sits between the two: people nearby who know your property and attend to it in person.

Portrait Outdoors, natural light. On a porch or by the water.

About 4:3. Shoot both portraits in the same place and light so the pair matches.

[Name]

[Role]

Two or three sentences: where you are from, what you did before this, and the specific reason you are good at catching problems early. A real story about a property beats a list of credentials.

Portrait Same setting and light as the other.

About 4:3. Avoid a studio headshot look.

[Name]

[Role]

Background, any trade experience, how long you have been in and around Newport, and why owners end up comfortable handing you a key.

How we work

Our commitments to owners

Four things you'll want to state plainly. Write them in your own words — these are prompts, not copy.

[Availability]

How quickly an owner hears back, and what happens outside business hours.

[Billing]

How vendor invoices and materials are handled, and whether anything is marked up.

III

[Record keeping]

What an owner receives after each visit and where it is kept.

[Spending authority]

The limit below which you act, and what requires the owner's approval first.

The formalities

Insurance, bonding and keys

Insurance

[Carrier & limits]

Bonding

[Details]

Keys

[Lockbox or smart-lock policy]

Business

[Entity name & state]

Agreement

[Term and notice period]

We'd rather meet the property.

Walk it with us and see whether this is the right fit.

Get in touch

Contact

Request a walkthrough.

Tell us where the property is and how often you're there. We'll walk it with you and follow up with a written scope and a monthly figure.

Direct

Phone

(401) 555-0147

hello@harborhousenewport.com

Mail

[Mailing address]

Hours

[Hours, and storm/alarm availability]

Something wrong right now?
Call rather than write. If water is running or a door is open, a voice gets a faster answer.

Useful to have ready

The address, and roughly when the property was built
Whether anyone looks in on it now — a neighbor, a cleaner, a caretaker
Any alarm, cameras or leak sensors already installed
The vendors you already use and want kept
What went wrong the last time you weren't there

Local, on-the-ground representation for property owners in Newport.

We check in

We find and handle issues

We coordinate the work

We keep you informed

What we cover

Regular property checks

Storm and weather checks

Vendor and repair coordination

Seasonal open and close

Tenant and guest support

Owner reporting

You'll hear from us after every visit

Newport

Tell us about the property.

What being represented on the ground actually involves.

Regular property checks

Storm and weather response

Vendors and repairs

Seasonal open and close

Tenant and guest support

Owner reporting

Not sure what you need?

One monthly figure, agreed before we begin.

Additional work

Start with a walkthrough.

Representation on the ground, in Newport.

[Name]

[Name]

Our commitments to owners

[Availability]

[Billing]

[Record keeping]

[Spending authority]

Insurance, bonding and keys

We'd rather meet the property.

Request a walkthrough.