Student Concierge · Orange, California
Someone on the ground, twenty minutes away
Your student is in Orange. You are not. Concierge is a membership for the parent — priority response, packages handled, move-in and move-out managed, and a direct line to the person who actually owns the house, not a ticket queue.
Why this exists
The distance is the problem
Most of the families we work with live somewhere other than California. The hard part of that is not the rent — it is the Tuesday afternoon when the air conditioning quits, a package worth four hundred dollars is sitting on a porch, a mattress needs to be in a bedroom before Saturday, or the semester ends and an entire room has to go somewhere for three months.
You can hire a stranger from an app for any one of those things. What an app cannot do is be here in twenty minutes, hold a key, know which house it is, know your student by name, or call you and tell you plainly that everything is fine.
That is what this is. It is deliberately small, and it is capped — Tommy runs it himself, so there is a limit to how many families can be on it at once.
Concierge is separate from your lease. It is its own agreement, billed separately, and nothing about it changes your rent, your lease terms, or your standing as a tenant. Declining it costs you nothing. Every tenant gets the same maintenance response and the same treatment either way.
Concierge is also open to Chapman families who don't rent from us.
Membership
Three plans
Ten-month term, August through May, priced per student. Pay monthly, or pay the year up front and save. Cancel at the end of any academic year.
Check-In
$49 / month
or $440 for the year
The basics, plus a real person to call. For families who mostly want to know someone is nearby.
- Priority maintenance response
- Package receiving and inside delivery
- A direct line to Tommy, not a ticket queue
- Written parent update each quarter
- Vendor sourcing and vetting
- 15% coordination fee on booked services
Resident
$119 / month
or $1,090 for the year
The working plan. Covers the things that actually come up in a normal year, with no coordination fee on top.
- Everything in Check-In
- Coordination fee waived entirely
- $150 service credit each semester
- Monthly parent update
- Move-in day setup
- Furniture assembly and small hangs, 2 items a semester
- Two John Wayne airport runs a semester
- 25% off summer storage
Concierge
$249 / month
or $2,290 for the year
Hands off entirely. Move-in through move-out is managed, and the storage question disappears.
- Everything in Resident
- $500 service credit each semester
- Unlimited reasonable assembly and hangs
- Move-out coordination and cleaning managed
- Summer storage included, up to 10 items
- Four John Wayne airport runs a semester
Without a membership
Book a single thing
You do not have to be a member. Non-members add a $45 coordination fee per booking. Check-In members pay 15%. Resident and Concierge members pay nothing on top.
| Service | Rate |
|---|---|
| Furniture assembly, per item | $65–125 |
| Package retrieval and inside delivery | $15 |
| Airport run — John Wayne | $65 one way |
| Airport run — LAX | $150 one way |
| Standard house cleaning, coordinated | vendor cost + 20% |
| Deep or move-out clean, coordinated | vendor cost + 20% |
| Junk and furniture removal | vendor cost + 25% |
| Local moving help, coordinated | vendor cost + 20% |
| Errands, waiting for a delivery, general help | $55 / hour, 1 hour minimum |
You see the vendor's invoice. When we coordinate outside labor, the vendor's bill and our coordination percentage appear as two separate lines. No hidden markup, ever. You always know exactly what the work cost and exactly what we were paid to arrange it.
May through August
Summer storage, on the same street
The usual answer is a self-storage unit across town, a rented van, and a Saturday you will not get back. Ours stays in the neighborhood — picked up from the room, held locally, returned to the new room in August.
| Package | Price |
|---|---|
| Boxes only — up to 10 boxes for the summer | $199 |
| Standard — 10 boxes plus 2 large items, such as a mini fridge and a TV | $349 |
| Full room — everything, packed by you, returned to the new room | $599 |
| Add on packing and unpacking — we do the labor | +$150 |
Book it in April. Space is limited by what we physically have, and it goes.
The line we draw
What we will and won't tell you
Parent updates are part of every plan, so it matters that everyone knows the rules — including the student, who is told this in the same words before a single plan is sold. This is not a monitoring service and we will not let it become one.
We will tell you
Reported to the parent
- Whether the lease is being complied with
- The condition of the property
- Whether rent is current
- Any safety issue at the house
- Whether your student responds when we reach out
We will not tell you
Never reported, on any plan
- Guests, or who comes and goes
- Relationships
- Alcohol
- Class attendance or grades
- Hours kept
- Anything we learn socially rather than as landlord
Your student is an adult and a tenant with rights. Concierge exists so a parent can stop worrying about logistics — not so a parent can watch. If those two ever conflict, we side with the tenant, and we would rather lose the membership than the trust.
Questions
Before you sign up
Do I have to rent from you to buy this?
No. Concierge is open to any Chapman family in Orange. Response times are naturally fastest at houses we own, since we hold the keys and know the mechanical systems, but the membership stands on its own.
Does buying a plan get my student a house, or better treatment as a tenant?
No, and this one is not negotiable. Concierge has no bearing on who gets a house, what the terms are, or how maintenance is handled. Every tenant gets the same response on a repair regardless of whether anyone bought anything. Selling housing access would be both wrong and illegal.
What does "priority response" actually mean?
Habitability issues — no heat, no water, no power, no working lock, anything unsafe — are always handled first for every tenant, member or not. Priority response applies to the tier below that: the annoying, non-emergency things that otherwise wait. A member's request gets acknowledged same day and scheduled ahead of the general queue.
Can I pay for a single semester instead of the year?
The plans are built on a ten-month academic year because that is how the work actually falls — heavy in August, heavy in May, quiet in between. Ask, though. If a single semester is genuinely what you need, we would rather talk about it than lose you over the shape of the term.
What happens to unused service credits?
They reset each semester. They are meant to be used, and if you get to March without touching yours, we will call and suggest something.
Who is actually doing the work?
Tommy handles the coordination, the parent calls, and most of the small hands-on work himself. Larger jobs — cleaning, moving, junk hauling, real repairs — go to insured vendors we have used for years, and you see their invoice.
Start with a conversation, not a checkout page
Tell us where your student lives, what year they are in, and what you are actually worried about. Most families find out in ten minutes that they need less than they thought — and we will say so.