Property management
Full-service property management.
Rent collected, repairs done, filings on time, and a monthly statement you can check in five minutes. For multifamily, mixed-use and small portfolios across the five boroughs.
What is included
The whole job, not a menu of extras.
Rent & money
- Rent collection by ACH, card, check and program payment
- Arrears follow-up and payment plans
- Security deposits in compliant interest-bearing accounts
- Bill payment, payroll and escrow
- Monthly owner statements, annual 1099s and year-end package
Maintenance & repairs
- 24/7 emergency line and online requests
- Same-day dispatch of licensed, insured trades
- Preventive maintenance: boilers, roofs, elevators, sprinklers
- Unit turnovers and renovations managed to budget
- Every invoice photographed, approved and attached
Tenants & leases
- Renewals, rent increases and Good Cause notices
- Rent-stabilization: DHCR registrations and RGB increases
- Lease violations, cures and legal coordination
- Move-in / move-out inspections with photographs
- Window guards, lead paint, bedbug and smoke/CO notices
Compliance
- HPD, DOB, OATH/ECB, FDNY and DEP violations handled
- Local Law 11, 97, 152, 55, 84/87 and 126 calendared
- Annual HPD registration, bedbug filing, boiler and elevator inspections
- Certificates of insurance and vendor compliance
- Full record of every filing in your building file
Reporting
- Live ledger: who paid, who owes, what was spent
- Monthly statement with invoices attached
- Budget vs. actual by building
- Capital plan with multi-year schedule
- Everything exportable for your accountant
When things go wrong
- Fires, floods and vacate orders: on site within the hour
- Insurance claims documented and pushed through
- Tenant relocation and agency coordination
- Restoration contractors who answer the phone
- A written incident report for your file
Who it is for
Built for owners who want to own, not operate.
Our clients are families with a few buildings, investors with a growing portfolio, estates and trusts, out-of-state owners, and nonprofits with program units. Buildings range from two-family houses to elevator buildings with commercial space. The common thread is that they want the building run properly and want to hear about it once a month.
- Multifamily walk-ups and elevator buildings
- Mixed-use with ground-floor retail
- Rent-stabilized and free-market
- Program-heavy buildings (Section 8, CityFHEPS, HASA)
- Small portfolios across several boroughs
1
Named manager
Direct line, knows your buildingMonthly
Owner statement
Invoices attached, every lineSame day
Routine dispatch
Emergencies within the hour100%
Invoice transparency
No mark-ups, no “admin fees”Takeover
How a building moves to Bulwark.
Inspection & audit
We walk every unit and common area and pull every public record, so the proposal is about your building, not a template.
Proposal
Scope, fee, and a first-90-days plan: violations with deadlines, vacancies with rent targets, deferred maintenance with costs.
Transition
Leases, ledgers, deposits, keys and vendor files collected. Tenants notified in writing. Payment channels switched on.
Month one
We run alongside your previous arrangement so no rent, no ticket and no filing falls between the two.
FAQ
Management questions.
A percentage of collected rent, agreed per building, with no vendor mark-ups and no hidden “administrative” fees. If we do not collect, we do not get paid. Ask for a proposal and you will have a number in writing within two business days.
Yes. Annual DHCR registrations, RGB increases, lease riders, IAI / MCI rules under HSTPA, and the Good Cause Eviction notices now required on most unregulated leases are part of everyday work for us.
Us. Tenants get a 24/7 line and an online request form; routine items are dispatched the same day, emergencies within the hour. You see every ticket, every invoice, and every note.
Of course. We will onboard them with proper insurance certificates and W-9s and pay them through the building account. Where you have no vendor, we bring licensed and insured trades we have used for years.
A monthly statement with every invoice attached, plus a live ledger whenever you want it. Significant decisions, a repair over your threshold, a legal step, a lease at a different rent, come to you in writing first.
Get a management proposal for your building.
Tell us the address and what you own. We inspect, pull the records and send a written proposal within two business days.