Marble Falls · Lake LBJ · Texas Hill Country
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How it works
A calendar for the whole year, written down before we arrive
Not a call when something breaks — a season-by-season maintenance calendar your property is put onto, and stays on. Every task below is on it before the year starts.
Why the timing matters
Example seasonal maintenance taskOaks are pruned outside the February-to-June risk window, and every cut is painted the same hour
Oak wilt travels through fresh cuts, and it has taken mature live oaks off properties all over the Hill Country. Texas A&M Forest Service asks that oaks aren't pruned from February through June, when the beetles that carry it are most active, so we don't. And every wound is sealed immediately whatever the season, because that is the part that actually stops an infection. It is a small thing to do on the day and an irreversible thing to get wrong.
Spring
March – May
- Freeze protection comes off every hose bib
- Irrigation brought back up and checked zone by zone
- HVAC filters changed — install date written on the filter edge before it goes in, and smoke and CO detectors tested
- Windows cleaned inside and out by a vendor, before the season you'll actually be here for
Summer
June – August
- Live oaks and hardwoods pruned outside the February-to-June risk window, every wound painted immediately
- Full HVAC service — not a filter change: coils rinsed, condensate lines cleared and treated, so a blocked line never overflows into a ceiling
- Dryer vent and lint trap deep-cleaned, because lint causes house fires
Fall
September – November
- Propane topped off ahead of the heating season, so a cold snap never finds the tank empty
- Water heater serviced — T&P valve tested, sediment flushed, setpoint verified
- Roof and gutters cleared, weather stripping checked on every exterior door, detectors tested and batteries replaced
Winter
December – February
- Freeze protection installed on every hose bib before the first cold snap
- Exposed pipe wrap and attic access checked while there's still time to fix it
- Fireplace prepared and the chimney swept before the first fire
- Heat confirmed running and thermostats set for a house nobody is in
- Generator run under load, fuel and batteries checked
- Annual property report — the year's work, findings and what's coming next
On every visit, all year
- Every faucet and fixture run and every toilet flushed. These houses sit empty for weeks and the traps dry out
- Visual water intrusion sweep: under sinks, water heater pan, ceilings, around toilets. A slow leak in an empty house is the expensive one.
- Main water shutoff confirmed located and operable
- Wasp and mud dauber knockdown
- Full exterior walk
What a visit leaves you with
- Timestamped photographs from the property that day
- The checklist for that visit, worked through and marked off
- Anything that needs a decision from you, with what we'd recommend
When a task needs a trade
The system opens a contact-and-schedule task and keeps it open until a date is actually booked. Nothing closes because someone meant to call.
Signing in November? You still get the whole calendar.
The calendar is anchored to the year, not to the day you sign.
"We pick your property up wherever the year is, starting with whatever's most overdue. From there you're on the full calendar."
How the trades are vetted
- Every trade is qualified before it touches the property: licence checked where the trade requires one, insurance verified in all cases
- Uninsured vendors are not used for recurring work
- You're not the one chasing certificates, or wondering whether the person on your roof is covered
When something can't wait
A burst pipe on a Sunday is an ordinary day for us
A line that splits when a freeze gets past everything we did to prevent it. Wind damage. A door found open. These are the calls the whole system exists for, and none of them start with you finding out.
How it reaches us
Some of it we're standing in front of on a scheduled visit. The rest arrives the way it always does: a neighbour, an alarm, a call from you. It comes to us, not to your voicemail.
What we do first
Stop it getting worse. Water off at the main, power isolated where it needs to be, the property secured, and photographs taken while it's still wet, before anyone has to decide anything.
How you hear about it
From us, with photographs, and with what we think it is. You aren't reading an invoice to learn what happened, and you aren't finding out the next time you drive up.
What happens next depends on your plan
Property Check
You get the photographs and what we found. If you'd like us to put it right, we quote it at your preferred hourly rate and go when you say so.
Property Care
We can book the trade and meet them on site, so you're not calling round for someone who'll come out to a house you're not at.
Property Stewardship
We've already started. You approve once and the next thing you see is the resolution, not a queue of decisions waiting on you.
The trades we keep on call
The list you'd otherwise be keeping yourself
Every one of these is someone an owner would have to find, vet, schedule and meet on site. We already know who we use, and on Property Stewardship you don't deal with any of them.
Grounds & exterior
- Lawn care and groundskeeping
- Irrigation
- Arborist and tree services
- Pressure washing
- Pest control
- Automated spider and insect treatment for outdoor spaces and docks
- Window cleaning
- Pool service
- Sports courts, including pickleball
Water & systems
- Septic maintenance
- Well services
- Water softening and filtration
- Plumbing
Home systems
- HVAC
- Electrical
- Propane delivery
- Generator service
- Appliance repair
- Garage doors
- Chimney sweep
- Locksmith
Structure
- Roofing and gutters
- Painting
- Fencing
- Deck and flooring contractors
Waterfront
- Dock service and repair
- Marine mechanics
- Boat lift installation
- Underwater sweeper systems, to keep aquatic growth down under a dock
Household
- Housekeeping
- Household supplies ordered and stocked: toilet paper, paper towels, dish soap, and whatever else you'd rather not arrive to an empty cupboard of
Ranch & acreage
Acreage brings its own list, and most of it isn't a house call. These are things we do ourselves or keep a specific trade for.
- Gate opener maintenance and repair
- Keypad battery replacement
- Solar security cameras installed and kept running
- Well and pumphouse checks
- Rainwater collection system maintenance
- Small engine mechanics
- Deer feeders stocked and batteries swapped ahead of the season
- Light tractor work
- Commercial-grade mowing on larger meadows
Appliance care — we do this ourselves
Included in Property Care and Property StewardshipAppliances fail from neglect long before they fail from age, and nobody notices in a house that sits empty. This runs on the maintenance visits.
- Refrigerator and whole-house water filters swapped
- Condenser coils dusted and vacuumed
- Icemakers descaled
- Dishwasher descaled and sanitised
- Washer and dryer maintenance
- Grill and pizza oven checks
Things we've taken off an owner's plate
- Coordinated PEC subcontractors on a ranch to clear overgrowth off compromised power lines
- Documented hail damage the day it happened and coordinated the repairs through to completion
- Window replacements, a deck rebuild, and flooring replaced after a leak
- Subcontracted a new boat lift and an underwater sweeper to control growth under a dock
Who we deal with on your behalf
Not vendors. The utilities and authorities. PEC (Pedernales Electric Cooperative) for service, outages and line clearance, and LCRA for anything touching the water.
On the Highland Lakes
We don't permit work on the water — that stays with the owner and their contractor. What we do is talk to LCRA, keep up with lake level news and shoreline updates as they come out, and tell you what they mean for your property before you hear it secondhand.
On Property Stewardship, none of this reaches you
We choose the trade, book them, meet them on site and see the work through. You approve once and it arrives on one monthly invoice.
One of us walks the property with you, in person or virtually. No charge, no obligation.
What a visit report looks like
You get this after every visit
Photographs taken on the day, the checklist for that visit worked through, and anything that needs a decision from you set out plainly.
An example report, with the property details anonymized.
One of us walks the property with you, in person or virtually. No charge, no obligation.
Plans
Three ways to hand it over
Every plan runs on the same year-round calendar. What changes is how often we're on the property, and how much of the work you'd like off your plate.
Property type
You can tap these tabs to see our price ranges.
Property Check
Twice a month, eyes on the property
$350 – $450 /mo
Twice-monthly visits, with a timestamped photo report after each one
The full sweep every visit: water intrusion check, fixtures run, shutoff confirmed, full exterior walk
Anything needing attention flagged with a written recommendation, so you're deciding from photographs instead of guessing, and you decide what happens next
Preferred hourly rates, set well below standard local handyman pricing, any time you'd like us to do the work, billed hourly, only at your direction
Scheduled seasonal maintenance is included in Property Care
Step up — we're here more often
Property Care
Weekly visits, maintenance twice a month
$600 – $750 /mo
Weekly visits, with a report after every one
Scheduled maintenance built into two of those visits a month, the seasonal calendar worked through on time
When a trade is needed we book them and meet them on site, on a day we're already scheduled to be there
Need them on a different day? We'll meet them for a trip charge
You hire and pay the vendor directly, so the relationship and the invoice stay yours
Consumables and vendor invoices at cost. Contracting and project work is quoted separately.
Step up — off your plate
Most chosen
Property Stewardship
Weekly visits, maintenance every time
$1,000 – $1,400 /mo
Weekly visits with maintenance on every one — the calendar never waits for a maintenance week
We choose the trades, direct them on site, and see approved work through to done
Approve once and it's handled. No second call, no chasing anyone for a date
Everything consolidated onto one monthly invoice
Averages are reference points from properties we already manage, not quotes.
Custom Plan
For seasonal overwatch on a property that's only used part of the year, documented visits that satisfy an insurer's vacancy requirements, and properties where another vendor or an on-site manager already handles part of the work and you'd like us to cover the rest.
Ranges, not quotes. What sets your number is how many structures and systems there are, how often we're on site, and how much you'd like us to take on, not square footage alone. We confirm the figure in writing before anything is agreed, and it won't change mid-term. Any adjustment comes at renewal, with notice.
One of us walks the property with you, in person or virtually. No charge, no obligation.
Properties we look after
What the range actually looks like
Three properties on the books right now — a modest Resort community home, a lake property and a working ranch. Same calendar on all three; what differs is how much there is to look after.
Resort community home
Owners two hours away, out most weekends in spring and fall.
Lake property
Used hard all summer, closed up from November.
Ranch property
Family in a few times a season; a lease operator on the land year-round.
One of us walks the property with you, in person or virtually. No charge, no obligation.
Why owners choose Weinland
The plan you pick matters less than who actually turns up.
Insured and background-checked
Accountable on paper
Weinland carries general liability insurance, and everyone who works on your property is background-checked.
Local and family run
You know who shows up
Weinland is run by the Fischer family out of Marble Falls. The person you talk to is the person walking your property.
Documented
You see what we saw
Timestamped, photo-rich reports land in your inbox after every visit, so nothing gets reduced to a checkbox.
One point of contact
No call center, no rotation
You reach Doug directly, and Doug already knows the property, the vendors and the history.
Homeowner reviews
Five out of five on Google
From the homeowners whose places we look after.
Good to know
The questions owners ask us most
Is the price on this page what I’ll pay?
The ranges above are reference points from properties we already manage, not quotes. What sets your number is how many structures and systems there are, how often we’re on site, and how much you’d like us to take on — not square footage alone. We confirm the figure in writing before anything is agreed, and it won’t change mid-term.
What happens with vendor costs?
Vendors and consumables are billed at cost, with no markup. On Property Stewardship they land on one consolidated monthly invoice; on the other plans you approve and pay them directly.
Contracting and larger project work is quoted separately and carries a management fee, set out in the proposal before work begins.
What do I actually get after a visit?
Timestamped photos, the checklist we worked through, and anything that needs a decision from you. Every visit, not just the ones where something went wrong.
Can I move between plans?
Yes. Most owners start lighter and step up as they see what they actually need. Talk to Doug about timing.
Looking for rental or tenant management? That isn’t what we do. Weinland Management is not a real estate brokerage — we refer all rental and property management inquiries to Crossings Real Estate, a licensed Texas brokerage. Chad Nelson, Broker.
Get started
Let's talk about your property
Tell us about your place and how often you're there. We'll put together a plan that fits.
Call or text us!
hello@weinlandmanagement.comYou’ll hear back from Doug within 1 business day.
Weinland Management
Family-owned property care and stewardship across Marble Falls, Lake LBJ and the Texas Hill Country.
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Weinland Management LLC is not a licensed real estate brokerage and does not provide leasing, tenant placement, or rent collection services.