The Residence, Attended
Standing stewardship for owners whose principal life is elsewhere. New York and South Florida.
A house left alone is not at rest.
It is working. Systems cycle. Seasons turn. Water finds its way. The distance between a residence that ages beautifully and one that quietly declines is not fortune. It is attendance.
Residence Watch is our standing program for owners who are elsewhere. A named steward. A fixed cadence. A written record. Nothing improvised, and nothing deferred to the week you happen to be in town.
Seven standing duties.
Each visit follows the same protocol, in the same order, whoever is at the door. Consistency is what makes a record worth keeping.
Afterwards, a report is published to your owner portal: inspection photographs, checklist results, open items, and a written summary signed by your steward. Nothing is said by telephone that is not also written down.
Owner portalInterior & Exterior Inspection
Scheduled walk-throughs of every room and every elevation, documented photographically and filed the same day.
Systems Verification
HVAC, plumbing, electrical, and security confirmed on each visit. Irregularities are escalated before they become events.
Storm Preparation & Response
Shutters, drains, and grounds secured ahead of weather. First eyes on the residence once it has passed.
Vendor & Household Staff Coordination
Trades, groundskeepers, and household staff scheduled, admitted, supervised, and signed off in your absence.
Seasonal Opening & Closing
Systems drawn down and brought back up. Climate, linens, and provisions set to the date of your arrival.
Key-Holder & Alarm Response
We hold the keys and stand as responder of record. Alarms are answered in person, at any hour.
Concierge Presence
Deliveries received, contractors met, installations witnessed. Your presence is never the condition for progress.
Attendance, set to the residence.
Most owners settle within a season. The cadence may be changed at any time, and rises without discussion ahead of weather.
Monthly
For residences occupied part of the year and otherwise closed.
- Twelve scheduled visits annually
- Full interior and exterior inspection
- Systems verification on every visit
- Photographic report to your owner portal
- Key-holder status and alarm response
Fortnightly
The standing cadence for a New York pied-à-terre or a seasonal residence.
- Twenty-six scheduled visits annually
- Everything within Monthly
- Seasonal opening and closing
- Vendor, delivery, and contractor attendance
- Pre-arrival preparation
- A named steward assigned to the residence
Weekly
For estates, collections, and residences held under staff.
- Fifty-two scheduled visits annually
- Everything within Fortnightly
- Household staff coordination and oversight
- Art, wine, and collection conditions monitored
- Renovation and capital project supervision
- Insurance and compliance record-keeping
Every cadence carries key-holder status, alarm response, and storm protocols across both markets.
The arithmetic of a second address has changed.
On 1 July 2026, the New York pied-à-terre tax took effect under Article 30-C of the Tax Law. It reaches residences that are not the owner's primary home: Class 1 houses above $5 million of market value, at a marginal 0.8% to 1.3%, and condominiums above $1 million of Department of Finance value, at a marginal 4% to 6.5%.
The Department of Finance will issue Pied-à-Terre notices by 30 August 2026. An owner who does not respond forfeits the year's right to contest. Appeals are heard by the New York City Tax Commission.
Whether the answer is certifying a primary residence, appealing a valuation, restructuring ownership, or simply keeping the residence impeccably while you are away, the requirement beneath all four is the same. Someone must be standing at the address, keeping the record. That is the infrastructure we provide.
Estimate your exposure- Effective
- 1 July 2026
- Applies to
- Residences that are not the owner’s primary home
- Class 1 homes above $5M market value
- 0.8%–1.3%, marginal
- Condominiums above $1M of DOF value
- 4%–6.5%, marginal
- DOF Pied-à-Terre notices issued by
- 30 August 2026
- Appeals
- New York City Tax Commission
General information, not tax or legal advice. Positions on primary residence, valuation, and ownership structure should be taken with your own counsel and accountant.
Full-Service Management
Where a residence is let, tenanted, or held as an investment, we manage it in full — the tenancy, the trades, the accounting, and the paper that follows all three.
Full-Service Management
Comprehensive oversight of a let or investment property, from tenant relations to maintenance coordination.
Asset Protection
Preventive maintenance, inspection records, and vendor governance that preserve the value of the asset.
Seasonal Oversight
Seasonal transitions, storm protocols, and climate management for second homes in both markets.
Renovation Coordination
Project management for renovations and upgrades, from design selection through contractor oversight.
Concierge Services
The particulars that make a residence feel lived in — provisions stocked, services arranged, arrival prepared.
Leasing & tenancy, administered.
- Tenant placement, screening, and references
- Lease administration, renewals, and notices
- Rent collection and arrears management
- Monthly financial reporting and year-end statements
- Household staff coordination and payroll
- Renovation and capital project management
- Insurance, compliance, and building-board correspondence
- Art and collection management
Request a Proposal
Tell us about the residence and how often you are there. We will respond within one business day with a proposal for its keeping.
Begin the Watch
A brief conversation is enough to establish what the residence needs.