Lampists combines privacy-first, cameraless property sensing with qualified local people and licensed repair capability. We help owners understand what is happening at an empty or frequently unattended property, verify important conditions on site, and manage the appropriate response through completion.
Cameraless by design. Human when it matters. Accountable through the fix.
Serving Santa Cruz, Capitola, Aptos, Soquel, Scotts Valley, and the San Lorenzo Valley.
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.
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.
Emergency conditions should always be directed to 911 or the owner's existing alarm, fire, or emergency-service provider.
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 work is separately scoped and performed by Construction Solution Corp, CSLB #1071818, or another appropriately licensed contractor.
— Lampists is designed around cameraless ambient sensing. We are not building a surveillance product or asking owners to place cameras throughout private living spaces.
— When technology indicates that something may need attention, Lampists can provide owner-authorized field verification from a qualified person standing at the property.
— 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.
We understand what is happening, put the right person in the right place, and make sure the issue is actually resolved.
— We map the property, its systems, shutoffs, history, risks, and likely failure points.
— A privacy-first sensing system is designed, installed, configured, and tested for the specific property.
— Ambient signals are translated into meaningful property-health information rather than a wall of raw notifications.
— When something needs attention, Lampists provides owner-authorized field verification and coordinates the appropriate response.
— Observations, approvals, work, costs, warranties, and completion evidence are preserved in the property's ongoing record.
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.
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.
A city condo and a five-acre estate do not need the same system.
— Water flow and leak conditions, moisture and humidity, temperature, freeze risk, and environmental changes.
— Power availability, equipment status, HVAC, and mechanical conditions selected around the property's likely failure points.
— Doors, gates, owner-authorized access activity, temporary credentials for approved vendors, access records, and other owner-defined property priorities.
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.
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.
Most owners meet us during a build. They stay because the day the contractor drives away is the day the house is genuinely alone.
For second homes, frequently vacant properties, and owners who want someone consistently looking after the place.
| 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.
— 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.
— We define the problem, select and brief the professional, coordinate access, review scope, supervise the work, manage your approvals, verify completion, and file the warranties and invoices. Outside costs are shown at cost; our fee is disclosed before you authorize anything.
Larger homes, estates, active construction sites, and commercial properties receive a customized stewardship plan. Installation is quoted separately after the property assessment.
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.
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.
Licensed general contractor, twenty-five years in the field, with active operations in Santa Cruz and Tahoe. Runs the repair side: defines the problem, briefs the specialist, supervises the work, verifies it was done right.
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.
— 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.
— 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.
— Multiple structures, complex systems, staff and vendors coming and going. One coordinated point of responsibility instead of six phone numbers.
— Vacant units, between-tenant periods, and buildings that need documented condition reporting. Custom stewardship plans by portfolio.
— Vacant listings, deferred-maintenance discovery, and pre-close condition documentation you can hand a client without caveats.
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.
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.
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.
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.
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.
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 complete resolution.
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.
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.
Yes. Our service area covers Santa Cruz, Capitola, Aptos, Soquel, Scotts Valley, and the San Lorenzo Valley.
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.