Your Santa Cruz property tells us when something changes. We coordinate the fix and keep the record.
Lampists monitors the conditions that can damage unattended homes, helps interpret what changed, sends a qualified local person when you authorize it, coordinates the appropriate licensed professional, and documents the response through completion.
Insured and bonded · Santa Cruz County · Licensed construction separately scoped through Construction Solution Corp, CSLB #1071818, or another appropriately licensed contractor.
Cameraless by design. Human when it matters. Accountable through the fix.
Serving Santa Cruz, Capitola, Aptos, Soquel, Scotts Valley, and the San Lorenzo Valley.
A notification is not a solution.
Most property technology stops after telling you that something changed. The owner is still left trying to determine whether it matters, find someone local, explain the situation, coordinate access, approve the work, and verify that it was completed.
Lampists closes that gap.
What ordinary property technology gives you
- A notification without enough context
- Another app or dashboard to check
- No qualified person at the property
- Contractors you still have to find and manage
- No reliable record of what was ultimately done
What Lampists gives you
- A useful assessment of what may have changed
- A credible person on site when verification is needed
- Clear scope and cost before work is authorized
- Licensed specialists coordinated through completion
- A documented record of the issue and resolution
Proof, not reassurance.
Every observation, authorization, and repair produces a dated entry. Over time it becomes the thing no ordinary device gives you: an ongoing, useful history of your property.
From the first meaningful signal through owner authorization, licensed repair, and completion evidence, the property record preserves what happened and what was done.
A property record with a deadline
Insurance problem? Start with documented wildfire readiness.
If a non-renewal, FAIR Plan policy or threatened closing has made property documentation urgent, Lampists can identify visible mitigation gaps, coordinate authorized corrections and prepare evidence for review by your licensed broker.
Response is planned before it is needed.
- Meaningful property changes are evaluated and translated into practical next steps.
- Priority access to owner-authorized field responseis available according to each property's stewardship plan.
- Rapid response options are established in advance. Availability and pricing are defined before service begins.
- Observations, approvals, work, costs, and completion evidence are preserved.
Emergency conditions should always be directed to 911 or the owner's existing alarm, fire, or emergency-service provider.
Built to take responsibility—not just generate alerts.
Lampists' founding team combines licensed California general-contracting leadership with multistate low-voltage systems expertise. When licensed work is included, it is separately scoped and performed by Construction Solution Corp, CSLB #1071818, or another appropriately licensed contractor.
Licensed execution
— Licensed work is separately scoped and performed by Construction Solution Corp, CSLB #1071818, or another appropriately licensed contractor.
Privacy-first technology
— Lampists is designed around cameraless ambient sensing. We are not building a surveillance product or asking owners to place cameras throughout private living spaces.
Human verification
— When technology indicates that something may need attention, Lampists can provide owner-authorized field verification from a qualified person standing at the property.
Accountable resolution
— We define the problem, coordinate the appropriate licensed professional, manage access and approvals, verify completion, and preserve the record.
Lampists does not provide burglar-alarm monitoring, fire-alarm monitoring, camera surveillance, private-security patrol, or police and fire dispatch. Owners may maintain those services separately with their chosen licensed providers.
Five steps. One accountable operating layer.
We understand what is happening, put the right person in the right place, and make sure the issue is actually resolved.
Assess
— We map the property, its systems, shutoffs, history, risks, and likely failure points.
Deploy
— A privacy-first sensing system is designed, installed, configured, and tested for the specific property.
Understand
— Ambient signals are translated into meaningful property-health information rather than a wall of raw notifications.
Verify and resolve
— When something needs attention, Lampists provides owner-authorized field verification and coordinates the appropriate response.
Document
— Observations, approvals, work, costs, warranties, and completion evidence are preserved in the property's ongoing record.
You always know:
Every cost is disclosed before you authorize it. Outside work is shown at cost, and our fee is shown separately. No hidden markups, no invented emergency charges.
Every property starts with an assessment.
We walk the property, understand how it actually operates, and identify the conditions most likely to create damage, disruption, or expensive surprises. The resulting system is designed around the property—not around a generic box of devices.
— A walkthrough of the property, its systems, its history, and its exposure. Shutoffs located, risk points identified, access documented.
— A written property intelligence proposal with sensing, installation, configuration, and testing itemized separately. You see what each part costs.
— The property sensing system is installed, tested, mapped, and brought online under a separately approved scope by the appropriate licensed contractor. Data and permissions remain owner-controlled.
Core capabilities, selected for the property.
A city condo and a five-acre estate do not need the same system.
Water and climate
— Water flow and leak conditions, moisture and humidity, temperature, freeze risk, and environmental changes.
Power and equipment
— Power availability, equipment status, HVAC, and mechanical conditions selected around the property's likely failure points.
Access and priorities
— Doors, gates, owner-authorized access activity, temporary credentials for approved vendors, access records, and other owner-defined property priorities.
What the system does
- Water flow and leak conditions
- Moisture, humidity, temperature, and freeze risk
- Power availability, equipment status, HVAC, and mechanical conditions
- Doors, gates, and owner-authorized access activity
- Open and extensible low-voltage infrastructure that can adapt as the property changes
What you're actually buying
No interior cameras are required. Lampists is cameraless by design. The value is the intelligence and accountable operating layer: useful context, qualified field verification when authorized, licensed repair coordination, and a record that proves the issue reached completion.
The build ends. The watching doesn't.
A renovation is the most exposed a property will ever be: open walls, unlocked doors, material on site, a dozen trades coming and going, and an owner who often lives somewhere else.
During construction
- Who was on site, and when
- Documented access coordination for owner-approved trades
- Progress documented against the schedule
- Water, moisture, climate, power, and equipment changes identified early
- An independent record if a dispute comes later
After the final inspection
- The system is already installed and mapped
- Coverage rolls straight into stewardship
- New systems watched through their first year
- Warranty and punch-list items tracked
- Nothing to re-install, nothing to re-explain
Most owners meet us during a build. They stay because the day the contractor drives away is the day the house is genuinely alone.
Home Stewardship
For second homes, frequently vacant properties, and owners who want someone consistently looking after the place.
- Ongoing property-health intelligence
- Cameraless ambient sensing
- Property condition and system history
- Routine stewardship reviews
- Owner communication and practical recommendations
- Priority access to owner-authorized field verification
- Access coordination for approved contractors and vendors
- Maintenance and repair recommendations
- Licensed repair and construction coordination
- Documentation of incidents, work, and completion
What a year actually costs
| Property assessment | $295 |
|---|---|
| System design and install — three-bedroom second home | $999 one time |
| Home Stewardship | $595 / month |
| Two owner-authorized field responses and one coordinated repair | $875 + outside repair cost |
| Representative first-year total | $9,309 + outside repair cost |
Every property is quoted after the assessment. This example assumes two one-hour owner-authorized field responses and one hour of repair coordination. Outside repair costs are additional and shown at cost.
When someone needs to go
— Ambient sensing cannot diagnose every condition remotely. When on-site verification is appropriate, response availability and pricing are defined in the property's stewardship plan and authorized before work begins.
When a specialist is required
— We document the issue, coordinate the owner-approved professional and access, track the approved scope, relay decisions, and file completion evidence.
Larger homes, estates, active construction sites, and commercial properties receive a customized stewardship plan. Installation is quoted separately after the property assessment.
Three people, one chain of responsibility.
Property stewardship fails at the handoffs. We built the company so the people who design the system, verify conditions, coordinate access, and manage repairs all work through one accountable operating layer.
Jason La Barbera
Twenty-five years building operations for companies where a missed detail was expensive. Started Lampists after seeing what happens to a house when nobody is watching it.
Eddy Sanchez
Licensed general contractor, twenty-five years in the field, with active operations in Santa Cruz and Tahoe. Leads repair coordination: documents the problem, briefs the appropriate specialist, tracks the owner-approved scope, and records completion evidence.
Mathew Jensen
Twenty-five years designing and commissioning low-voltage and control systems across the Southwest, with multistate expertise. Designs each property's sensing system and the property-health logic that turns ambient signals into useful information.
Owners who aren't there.
Second-home owners
— The house sits empty most of the year. You want to arrive to the property you left, and you want to know about a problem while it's still small.
Owners mid-renovation
— You're managing a build from somewhere else. You need an independent set of eyes on the site and a record that isn't produced by the people doing the work.
Estates and larger properties
— Multiple structures, complex systems, staff and vendors coming and going. One coordinated point of responsibility instead of six phone numbers.
Commercial and multi-property owners
— Vacant units, between-tenant periods, and buildings that need documented condition reporting. Custom stewardship plans by portfolio.
Realtors and property managers
— Vacant listings, deferred-maintenance discovery, and pre-close condition documentation you can hand a client without caveats.
Somebody has to walk out and check the light.
A lampist maintained the lens. Not the ship, not the shoreline — the light itself. It was unglamorous, exacting work, and it only mattered because someone did it on the nights nothing happened.
That's the job. Technology helps us understand what may have changed. When field verification is owner-authorized and appropriate, a Lampist goes to the property. The system provides context; the person provides judgment and accountability.
When licensed work is included, it is separately scoped and performed by Construction Solution Corp, CSLB #1071818, or another appropriately licensed contractor.
Start with a property assessment.
We walk the property, map its systems and likely failure points, and send you a written property intelligence plan with every line itemized. From there you decide.
Serving Santa Cruz, Capitola, Aptos, Soquel, Scotts Valley, and the San Lorenzo Valley.
FAQ
How much does home watch cost in Santa Cruz?
Home Stewardship starts at $595 a month. Property sensing equipment and installation are quoted separately after an assessment, because a condo and a five-acre estate do not need the same system. Owner-authorized field response and repair coordination are priced before work begins.
What's the difference between home watch and property management?
Property management is usually oriented around rent, leases, bookings, tenants, and turnover. Lampists is an owner-side property intelligence and stewardship service for understanding changes at an empty or frequently unattended property and managing the appropriate fix.
Does Lampists use cameras?
Lampists is designed around privacy-first, cameraless property sensing. We focus on conditions such as water, moisture, climate, power, equipment, and authorized access rather than interior video surveillance.
Is Lampists a security or alarm company?
No. Lampists does not provide burglar-alarm monitoring, fire-alarm monitoring, security patrol, or police and fire dispatch. Those services remain separate. Lampists focuses on property intelligence, field verification, licensed repair coordination, and a documented response record through completion.
What happens when the system detects an unusual condition?
Lampists helps determine what the information means, communicates the recommended next step, and can provide owner-authorized field verification. When repair is required, we coordinate the appropriate licensed professional and document the work through completion.
Who installs the system and performs repairs?
When licensed work is included, it is separately scoped and performed by Construction Solution Corp, CSLB #1071818, or another appropriately licensed contractor. The founding team includes California general-contracting leadership and multistate low-voltage systems expertise.
Do you serve Capitola, Aptos, and Scotts Valley?
Yes. Our service area covers Santa Cruz, Capitola, Aptos, Soquel, Scotts Valley, and the San Lorenzo Valley.
Can Lampists support my house during a renovation?
Yes. During construction we can coordinate authorized trade access, document progress, and identify water, moisture, climate, power, and equipment changes. When the build ends, the property intelligence system can remain in place as part of ongoing stewardship.