Maintenance Handled. Problems Caught Before They're Expensive.

Deferred maintenance is one of the most predictable ways a commercial property loses value. Small issues become large repairs. Tenant complaints go unresolved and become lease disputes. Vendors do work that doesn't get documented, invoiced correctly, or followed up on. Over time, a property that isn't actively maintained costs significantly more to operate — and is worth significantly less when it's time to sell or refinance.

At Highlands, maintenance coordination is a core operational function, not a reactive service. We manage it the way a disciplined owner would — with attention to cost, quality, vendor accountability, and documentation that protects you legally and financially.

Building Systems Oversight

Commercial properties depend on HVAC, electrical, plumbing, and life safety systems that serve multiple tenants and require regular service to operate reliably. We coordinate scheduled maintenance for building systems, track service histories, and ensure that equipment is maintained in accordance with manufacturer recommendations and lease obligations.

Common Area Maintenance

Parking lots, exterior lighting, landscaping, signage, and common area interiors reflect directly on your property's appeal to tenants and their customers. We manage routine upkeep and address deterioration before it affects tenant satisfaction or lease renewal decisions.

Multi-Tenant Coordination

In a multi-tenant building, maintenance issues often affect more than one tenant or require scheduling that minimizes disruption to business operations. We coordinate with all affected tenants, manage access, and communicate clearly so repairs get done without creating additional problems.

Lease Compliance — Landlord vs. Tenant Responsibilities

Commercial leases define which maintenance responsibilities belong to the landlord and which belong to the tenant. We track these obligations, ensure tenants meet their maintenance duties under the lease, and document any defaults that may affect the tenancy or future legal proceedings.

Capital Improvement Coordination

When a property needs a significant repair or improvement — roof replacement, HVAC system upgrade, parking lot resurfacing — we coordinate the project from bidding through completion. We solicit multiple bids, evaluate contractors, oversee the work, and ensure it is completed to specification and documented properly.

Tenant Request Management

Tenants submit maintenance requests through the portal. Every request is logged, evaluated for priority, and dispatched to the appropriate vendor. We follow up to confirm completion and document the outcome.

Move-In and Move-Out Inspections

Thorough documented inspections at the start and end of every tenancy establish a clear baseline for the property's condition. This protects you from disputes over security deposit deductions and gives you documentation if legal proceedings become necessary.

Routine Property Inspections

Periodic inspections during active tenancies catch issues early — before a small problem becomes an expensive repair or a tenant complaint becomes a legal matter.

Our Vendor Network

We maintain working relationships with vetted contractors, tradespeople, and service providers across Northeast Tennessee. Our vendors are selected based on quality of work, reliability, fair pricing, and their track record with our properties. We do not mark up vendor invoices — you pay what the vendor charges, and you see the documentation.

Vendors in our network cover:

• HVAC service and replacement
• Plumbing and electrical
• Roofing and exterior repairs
• Painting and interior finishing
• Landscaping and grounds maintenance
• Parking lot maintenance and striping
• Janitorial and common area cleaning
• General contracting and renovation

Emergency Maintenance

Property emergencies don't happen on a schedule. When a tenant reports a plumbing failure, HVAC outage, roof leak, or other emergency that poses an immediate risk to the property or to tenant operations, we respond. We have after-hours protocols in place to reach the right vendor quickly and limit damage and disruption.

Documentation and Reporting

Every maintenance event is documented — the request, the vendor dispatched, the scope of work, the cost, and the completion confirmation. You have a full maintenance history for every property we manage, available through your owner portal at any time. This documentation matters for tax purposes, insurance claims, lease disputes, and when it's time to sell or refinance.

Preventive Maintenance

The most expensive repairs are usually the ones that could have been prevented. We work with owners to establish preventive maintenance schedules for building systems and exterior elements — identifying the routine service intervals that extend equipment life, reduce emergency repair costs, and protect asset value over time.

How do tenants submit maintenance requests?

Through the tenant portal at https://hrehllc.managebuilding.com/Resident/public/home. For emergencies, tenants are given a direct contact number.

Do you mark up vendor invoices?

No. You pay what the vendor charges. All invoices are documented and available in your owner portal.

What qualifies as an emergency maintenance situation?

Any issue that poses an immediate risk to the property, to tenant safety, or to a tenant's ability to operate their business — plumbing failures, HVAC outages in extreme weather, roof leaks, electrical issues, and similar situations.

Do you get multiple bids for large repairs?

Yes. For capital repairs and significant projects above a threshold agreed upon with the owner, we solicit multiple bids and present them for owner review before authorizing work.

Can I use my own vendors?

In some cases, yes. Contact us to discuss your situation.