Residential & estate management
Hudson Guardian is the professional manager for your property in Westchester and Fairfield County — whether you are away for the season, splitting the week between here and the city, or living here full time with no interest in chasing contractors. We inspect on a schedule, supervise the trades, and tell you what we found in writing, with photographs.
Property record — specimen
Old Post Road
Bedford, NY
This is the shape of what arrives in your inbox. Every visit, every finding, dated and photographed.
The problem
A supply line lets go in February. The roofer needs three hours of somebody’s Tuesday. A storm takes down a limb, the gutter contractor no-shows twice, and the boiler service lapses because nobody was tracking the date. Being in the house does not make any of that go away — it just means the interruptions are yours.
Scheduled physical walkthroughs, interior and exterior, on a cadence you choose. Not a camera feed — a person who knows the building and notices what changed since last time.
Every visit produces a dated report with high-resolution photographs. You get a record of your property's condition over time, not a phone call saying “all good”.
We meet your vendors, supervise the work, and confirm it was done properly. You keep your own contractors; we absorb the scheduling, the waiting and the follow-up. This is the part full-time residents value most.
When something fails, someone local answers, drives over, and starts fixing it — whether you are in Singapore or upstairs on a call you cannot leave.
Who we work for
Most people assume property management is only for houses that sit empty. In practice our clients fall into three groups, and the second and third are growing fastest.
Second homes, seasonal residences and properties held for family use. The house is unoccupied for weeks or months at a stretch, and the risk is that something fails with nobody there to notice. Weekly or bi-weekly inspection is the whole point.
You split the week between the city and the house, or the year between here and somewhere warmer. The property is neither occupied nor empty — which is the hardest pattern to manage, because deliveries, contractors and maintenance windows never line up with the days you are actually present. We cover the gaps and hand you a house that is ready when you arrive.
You live here, and you have no intention of leaving — you simply do not want to run the property. Finding trades, vetting quotes, waiting through service windows, tracking what was last serviced and when: that is a part-time job attached to your house. We take it, and you stay in your own home without also managing it.
Larger properties, and properties in transition. Also common: estates with grounds, pools and outbuildings that need more oversight than one owner can give; renovation periods when contractors are on site daily; and families managing a parent’s home from a distance. All of it is the same work — scheduled presence, supervised trades, documented condition.
Plans
Both plans offer total local oversight and complete confidence that your home is cared for by dedicated professionals.
$395/ month
Essential oversight and preventative maintenance monitoring — for second-home owners, part-time residents, and full-time residents who want the property handled without a manager on site every week.
Note: Additional vendor oversight beyond included calls is billed at standard hourly rates.
Start with an assessment$995/ month
Comprehensive estate management, project direction, and 24/7 emergency coverage — for larger properties, homes under renovation, and owners who want a single person accountable for the whole building.
Note: Emergency callouts carry a $150 dispatch fee. Project management beyond 5 hours per month is billed at $125/hr.
Start with an assessmentMonth to month. Thirty days’ written notice to cancel, upgrade or downgrade. No setup fee.
How it works
Nothing starts until we have both walked the property and agreed on what it needs.
A licensed manager spends 60–90 minutes at your property, at no charge. Exterior, grounds, access points, utility shutoffs, and the systems most likely to fail first.
Within 48 hours you receive a report: what needs attention now, what can wait, and a seasonal calendar built around your specific building. Yours to keep whether or not you hire us.
Keys and codes are logged into secure storage. We agree who may enter, under what circumstances, and how you want to be reached — before the first visit.
Inspections run on schedule. Reports arrive on schedule. Vendors are met and supervised. You hear from us when there is something to say, and you can always reach a person.
Where we work
Every visit happens at your property — there is no office for you to come to, and never a reason to. Rapid response is a function of distance, so we hold the service area tight enough that a manager can be standing in your driveway inside two hours.
Properties beyond these towns are taken case by case, and only where we can still meet the response commitments in your plan. If we cannot, we will tell you at the assessment rather than after you have signed.
Where we stand
We do not offer refunds on labour already performed — inspections walked, vendors met and hours spent are real work. What we do offer is a written commitment, and a credit when we fail to meet it.
| Commitment | Standard | If we miss it |
|---|---|---|
| Inspection cadence | 2×/month (Guardian), 4×/month (Peace of Mind) | Missed visit credited to your next invoice |
| Report delivery | By the 5th of the following month | Report fee credited |
| Emergency dispatch | 2 hours, 24/7 (Peace of Mind) | Dispatch fee waived and a service credit applied |
| Non-urgent reply | Within 4 business hours | Escalated to the owner the same day |
Cancel any time. Both plans are month to month. Send us signed written notice — a scanned form by email is enough — and service runs to the end of the month you have paid for, then stops. No setup fee, no cancellation penalty, no long-term contract, and nothing further billed. Nothing is charged at all for the first three business days after you sign.
Next step
Ninety minutes, a written report, and no obligation. It is the only way to know what your property actually needs.
