How to keep the landlord accounts you already have

We hear a version of this story every week, and the details barely change. A plumber has one landlord with 9 houses who calls him for everything, in English or Spanish depending on the day. The work is good. The pay is fair. And nothing holds the man in place.

He pays job by job. No plan, no agreement, nothing signed. So when another plumber gives him a better number tomorrow, 9 houses leave in one phone call. Not 9 calls. One.

That is the whole problem, said plainly. The work is not at risk. The wiring around the work was never built. And the fix is not charm or a lower price, because the next guy can offer both. The fix is something he would have to unwind on purpose to leave.

The Landlord Plan is a membership plan for the landlords you already serve. It runs $20 per unit per month on one consolidated bill covering every property, itemized per unit, on the Square, QuickBooks, or Stripe account you already run. You keep the account and the login. The dues are yours, not ours.

Here is the wiring, in plain words.

Every property goes into a per-address unit roster. Every unit gets an included annual check and its own tenant-facing booking link, with the landlord copied on every booking. After each visit he gets a plain-English report for that unit in his own language, along the lines of a note that the water heater is 11 years old and fine for now. Repairs route in with member priority. Every repair carries a one-tap quote approval showing the exact amount, and anything above your threshold, set at $500 by default, goes out as a payment link instead of a charge.

Seen on the bench at night it stops looking like paperwork and starts looking like plumbing: 9 addresses feeding one line, one signature holding the whole run.

Under all of it sits a signed plan agreement carrying the card-on-file authorization in writing. That page is your paper in a chargeback.

Then the plan feeds itself. Once a month you get one email you can read in the truck: doors under plan, dues collected, units visited, and any landlord already hiding in your invoice history as one payer with 4 addresses. Nothing goes out to him until you say yes. Drafts, never blasts.

Billing goes live the same day on Square or QuickBooks, and in about half a day on Stripe, where nobody honestly promises same day, including us. Tenant visit-day texts switch on in week 3 once carrier registration clears.

Setup is $1,497. The plan is $250 a month. Year one all-in is $1,497 plus 12 months at $250, which is $4,497. That number is printed on the page.

Now the other side. The landlord you already have, at 9 doors, is $2,160 a year in dues, about $1,395 after the included visits. That is roughly a third of year one, not most of it. Subtract it from the $4,497 and about $3,102 is left to earn back, and that comes out of first call on every repair in 9 houses instead of a coin flip against whoever quoted him last.

Year one builds the book, and we tell you that up front instead of after you sign. A book of 4 landlords at roughly 8 doors each runs about $4,960 net from month 12. Year two clears 1.65x with the setup behind you.

Break-even is not a promise here. It is arithmetic you can check on the back of an invoice before you call us.

There is no guarantee printed on this one, so the math has to stand on its own, and so does this list.

If you do not already have a landlord with several doors in your invoice history, skip it. The whole case rests on the man you already serve, not on a book you have not signed. Everything past him is upside.

We name the other risk out loud too. One landlord churning is a quarter of the modeled book. That is exactly why the numbers above lean on the account you already have instead of one you hope to sign.

If $20 a door will not fly in your market, the printed fallback is $15 a door with the included check moving to every other year. It is on the sheet before you walk in, never improvised in the room.

If you want to charge a card without paper behind it, this is the wrong shop. Every charge sits on a signed authorization, and anything over the threshold goes out as a link he taps himself.

And if you need Stripe live within the hour, we are not your people. It is about half a day, and nobody honestly promises same day there, including us.

9 houses on one bill. One agreement with the authorization spelled out in writing. One file per property for his taxes and his insurance. Front of the line when a unit floods on a Friday. Locked rates.

He already pays monthly for lawn, pool, and insurance, so a monthly plumber reads as normal to him rather than a novelty.

That is the whole plan. Leaving you stops being one phone call and starts being 9 houses to unwind.