Fully Managed Service Pricing
We install, monitor, and maintain everything. You get professional automation without the complexity.
Chicagoland Area • Q1 2026 Early Access (1-3 Spots Available)
Early Adopter Pricing
Lock in these service rates for 24+ months. When we scale, you're grandfathered at this pricing forever.
Which Service Is Right for You?
SomniFamily For Homeowners | SomniProperty For Property Owners | |
|---|---|---|
| Best For | Single-family homes | Small multi-unit buildings (under 4 units) |
| Setup Fee | $2,000 | $2,790 |
| Monthly Service | $99-199/month (3 tiers) | $300/month (all properties) |
| Equipment | $2,500-8,500 | ~$640-900 per unit |
| Installation Labor | $1,200-3,500 (depends on equipment) | $600-4,000 (depends on equipment) |
| Total to Get Started | $5,700-14,000 | $3,840-10,290 (3-unit, Phase 1-Full) |
| Year 1 Total | $6,900-16,400 | $7,440-13,890 (3-unit, Phase 1-Full) |
SomniFamily Pricing
Choose an equipment package + service tier that fits your needs and budget.
Setup Fee (One-Time)
- ✓ Mini PC hardware (Beelink, yours to keep)
- ✓ Complete system setup & configuration
- ✓ Network optimization
- ✓ Remote testing & troubleshooting
- ✓ Dashboard customization
- ✓ 2-hour training session
- ✓ Payment: 50% deposit, 50% at completion
Setup fee covers hardware and my configuration work. Installation labor is separate (see below).
Step 1: Choose Your Equipment Package
These are realistic costs for quality equipment. Includes networking gear, smart devices, and all hardware needed for installation by trusted contractors.
Starter
Essential smart home
- • UniFi Dream Machine ($300)
- • 2 smart locks ($300)
- • 1 thermostat ($200)
- • 5 sensors ($200)
- • Shelly relays (5 switches) ($200)
- • Basic wiring/setup ($1,300)
Basic automation, essential devices
Complete
Full smart home
- • UniFi DM + Switch + AP ($700)
- • 2 smart locks ($300)
- • 2 thermostats ($400)
- • 10 sensors ($400)
- • Lutron Caseta (10 dimmers) ($1,500)
- • 2 cameras ($400)
- • PoE wiring + install ($1,300)
Professional whole-home automation
Premium
Luxury smart home
- • UniFi Pro setup ($1,500)
- • Lutron RadioRA3 ($4,000)
- • 2 smart locks ($300)
- • 2 thermostats ($400)
- • 15 sensors ($600)
- • 4 cameras + NVR ($1,200)
- • Full PoE infrastructure ($2,500)
Enterprise-grade, every room automated
Step 2: Choose Your Managed Service Tier
Monthly service keeps your system running, updated, and secure. Think of it as hiring a systems engineer on retainer—without the $50k/year salary.
Essential
Monitoring & maintenance
Or $1,070/year (save $118)
- ✓ 24/7 system health monitoring
- ✓ Automatic updates & security patches
- ✓ Email support (48-72 hour response)
- ✓ 2 included modifications/year
- ✓ Emergency alerts & troubleshooting
Additional modifications: $125 each
Complete
Full managed service
Or $1,600/year (save $188)
- ✓ Everything in Essential
- ✓ Phone/chat support (24-48 hour response)
- ✓ 5 included modifications/year
- ✓ Quarterly optimization reviews
- ✓ Priority troubleshooting
Additional modifications: $100 each
Premium
White-glove service
Or $2,150/year (save $238)
- ✓ Everything in Complete
- ✓ Unlimited modifications
- ✓ Direct founder access (Gerardo)
- ✓ Same-day response (evenings/weekends)
- ✓ Monthly review calls
No limits. Change anything, anytime
Step 3: Installation Labor (Separate Line Item)
Labor costs vary based on equipment package and home complexity. Performed by trusted contractors I've worked with.
- • Mostly WiFi devices
- • Minimal wiring
- • Shelly relay installation
- • Basic smart devices setup
- • Lutron Caseta installation
- • PoE camera wiring (2 runs)
- • Network equipment setup
- • Moderate complexity
- • Lutron RadioRA3 installation
- • Extensive PoE infrastructure
- • Multiple camera runs (4+)
- • Full home automation
On-site assessment ($200, credited to setup) determines exact labor costs before we proceed.
Total Cost Examples
Budget-Conscious
- Starter equipment:$2,500
- Setup fee:$2,000
- Installation labor:$1,200
- Essential (first month):$99
- Total to Start:$5,799
- Then:$99/month
Most Popular
- Complete equipment:$5,000
- Setup fee:$2,000
- Installation labor:$2,000
- Complete (first month):$149
- Total to Start:$9,149
- Then:$149/month
- Or $1,600/year prepay
Luxury Home
- Premium equipment:$8,500
- Setup fee:$2,000
- Installation labor:$3,000
- Premium (first month):$199
- Total to Start:$13,699
- Then:$199/month
- Or $2,150/year prepay
What Counts as a "Modification"?
✅ Included (No Charge)
- • Software updates & patches
- • Security fixes
- • Bug fixes & troubleshooting
- • System health monitoring
- • Configuration optimization
🔧 Counts as Modification
- • Adding new smart devices
- • Creating new automations
- • Changing automation logic
- • Dashboard customizations
- • Integrating new services
Most homeowners use 3-6 modifications per year (new device, seasonal automation changes, dashboard tweaks).
SomniProperty Pricing
Small multi-unit buildings only (under 4 units). Fixed monthly fee covers monitoring, maintenance, and unlimited modifications.
Why Property Owners Choose SomniProperty
Water Leak Detection
Water sensors in every unit detect leaks before they become disasters. Get instant alerts on your dashboard and via push notification.
Real example: Leak detected at 2am in Unit 3B. System alerts you. Dispatch contractor at 8am. Damage contained to $500 instead of $15,000 ceiling repair.
Fine-Grained Access Control
Grant temporary access to contractors, cleaners, or maintenance staff. Every entry is logged with timestamp and user identity.
Real example: Tenant claims plumber never showed up. Dashboard shows access log: "Joe's Plumbing entered Unit 5C at 10:32am, exited 11:47am." Dispute resolved instantly.
Security & Monitoring
Common area cameras, motion sensors, and environmental monitoring. All footage stored locally—no cloud fees, no privacy concerns.
Real example: Package theft reported. Review lobby camera footage from your dashboard. Share timestamp with tenant and police. Thief identified.
Tenant Communication Platform
Integrated Nextcloud Talk for secure tenant-landlord messaging. No more lost emails or text message chains. Everything in one place.
Real example: Tenant reports noise complaint via Talk at 11pm. You respond morning with action plan. Full thread documented for records.
Your Property Dashboard (Example View)
- • 8 units monitored
- • 24 sensors online
- • 8 smart locks active
- • 4 cameras recording
- • 0 leak alerts
- • 12 contractor access logs
- • 3 tenant maintenance requests
- • Avg temp: 68°F (all units)
- • Unit 2A: Low battery (motion sensor)
- • Unit 5C: HVAC filter due next week
- • Common area: Camera #3 offline
Access from web browser or mobile app. Real-time updates. Historical data for 90+ days.
Real-World Scenario: Leak Response
2:15am - Leak Detected
Water sensor under kitchen sink in Unit 4B detects moisture. System sends push notification to your phone and emails you.
2:17am - You Review Dashboard
Open dashboard on phone. See exact sensor location, moisture level trending up. Review tenant contact info. Send Nextcloud Talk message: "We detected a leak under your kitchen sink. Can you check if visible water?"
2:23am - Tenant Responds
Tenant replies via Talk: "Yes, small puddle forming. I put towels down." You respond: "Thanks. I'll have plumber there first thing tomorrow morning. Keep towels in place."
8:00am - Contractor Dispatched
You message your plumber with details. Grant temporary smart lock access via dashboard (expires in 4 hours). Plumber enters unit at 9:15am. Access logged automatically.
10:30am - Resolved
Plumber messages you: "Loose P-trap. Tightened and tested. No damage." Dashboard shows sensor reading back to normal (dry). Total damage: $0. Service call: $150. Peace of mind: priceless.
Without SomniProperty: Leak undetected until tenant wakes up. Water spreads overnight. Ceiling damage to Unit 3B below. $15,000+ repair. Tenants displaced for 2 weeks.
Core Managed Service
Setup Fee (One-Time)
- ✓ Client Hub setup & config
- ✓ Property Edge Node hardware
- ✓ SomniProperty platform install
- ✓ Tenant data migration
- ✓ Dashboard access & training
Managed Service
(All Units)
- ✓ 24/7 monitoring & maintenance
- ✓ Direct founder access
- ✓ Same-day response (evenings/weekends)
- ✓ Weekly reports & monthly calls
- ✓ Unlimited modifications
Two Deployment Approaches
Can't get Ubiquiti equipment right away? Budget constraints? Start with damage prevention and scale up when ready.
Phase 1: Damage Prevention
Year 1 total (3-unit)
What's Included:
- • Water leak sensors (every unit)
- • Temperature/humidity monitoring
- • Basic motion sensors
- • Push notifications for alerts
- • Nextcloud Talk messaging
- • Simple web dashboard
What You're Missing:
- ✗ No smart locks (manual key management)
- ✗ No access logs (can't track contractor entry)
- ✗ No cameras (security blind spots)
- ✗ No centralized network (devices on building WiFi)
- ✗ Limited automation capabilities
Year 1 Breakdown:
- Setup fee:$2,790
- Sensors only (3 units):~$450
- Installation labor:$600
- Monthly service (×12):$3,600
- Total:$7,440
Best for: Immediate leak protection, tight budget, or equipment availability issues. You get the most critical damage prevention NOW.
Full Implementation
Year 1 total (3-unit)
Complete Feature Set:
- ✓ Everything in Phase 1, PLUS:
- ✓ Smart locks with temp access codes
- ✓ Full access logging (entry/exit timestamps)
- ✓ Security cameras (common areas)
- ✓ Unified network (UniFi Dream Machine)
- ✓ Smart thermostats per unit
- ✓ Energy monitoring
- ✓ Advanced automations
Why This Is Better:
- • Contractor accountability (access logs)
- • No physical key management headaches
- • Visual verification (cameras)
- • Professional network infrastructure
- • ROI on energy monitoring
Year 1 Breakdown:
- Setup fee:$2,790
- Full equipment (3 units):~$1,920
- Common area equipment:$800
- Installation labor:$1,800
- Monthly service (×12):$3,600
- Total:$10,910
Best for: Maximum ROI, professional property management, complete tenant experience, and contractor accountability.
Scale When You're Ready
Start with Phase 1 to get immediate leak protection. When budget allows or equipment arrives, upgrade to the full system:
- Month 3-6: Add smart locks ($450 equipment + $300 labor)
- Month 6-9: Add network + cameras ($1,000 equipment + $800 labor)
- Month 9-12: Add smart thermostats ($600 equipment + $200 labor)
No penalty for incremental approach:
- • Same $300/month service fee (covers all equipment)
- • No "upgrade fees" or re-configuration charges
- • Labor charged only for new equipment installation
- • Existing sensors stay in place, just add features
Total cost either way is similar—Phase 1 just spreads it out over time and delivers immediate value.
Per-Unit Equipment Packages
Standard Per-Unit
Per rental unit
- • 1 smart lock ($150)
- • 1 smart thermostat ($200)
- • 2-3 sensors (leak/motion) ($150)
- • Energy monitoring integration ($140)
3-unit example: ~$1,920
+ labor: $1,500-2,000
Premium Per-Unit
With unit cameras
- • Everything in Standard
- • 1 indoor camera per unit ($100)
- • Additional sensors ($60)
- • Smart lighting controls ($100)
3-unit example: ~$2,700
+ labor: $2,500-4,000
Installation Labor (Separate Line Item)
Labor costs vary significantly based on equipment selection and property condition. Performed by trusted contractors I've worked with.
- • Standard package equipment
- • Minimal wiring needed
- • WiFi-based devices mostly
- • 2-3 units, straightforward access
- • Standard or premium package
- • Some PoE camera wiring
- • Common area network setup
- • 3-4 units, moderate complexity
- • Premium package equipment
- • Extensive PoE infrastructure
- • Multiple camera runs
- • Difficult access, older building
On-site assessment ($200, credited to setup) determines exact labor costs before we proceed.
Example: 3-Unit Building (Standard Package)
Year 1 Costs
- Setup fee:$2,790
- Monthly service (×12):$3,600
- Per-unit devices (3 × $640):$1,920
- Common area equipment:$800
- Installation labor:$1,800
- Year 1 Total:$10,910
- Ongoing yearly:$3,600
Why the Labor Line Item Matters
- WiFi vs PoE cameras: WiFi cameras = $200 labor per unit. PoE cameras = $600+ labor per unit (wiring through walls/ceilings).
- Building age: Newer construction with accessible conduit = less labor. 1920s walkup with plaster walls = more labor.
- Smart locks: Replace existing deadbolt = $50 labor. Need new hole drilling = $150+ labor.
- Network infrastructure: Existing ethernet in units = minimal labor. Need to run Cat6 throughout = significant labor.
On-site assessment ($200): I inspect the property, measure runs, assess access points, and provide exact labor quote before you commit.
Why Pay for Monthly Service?
💭 "Can't I just run it myself after setup?"
You absolutely can! The system is 100% open-source and yours to keep. But most homeowners find that:
- • Keeping up with security patches is tedious (monthly Home Assistant updates, device firmware, etc.)
- • Troubleshooting broken automations takes hours of forum-diving
- • Adding new devices requires YAML editing and integration research
- • Monitoring for failures means checking dashboards daily
- • Network issues can brick your entire system if not handled correctly
Our service means you never think about it. We catch issues before you notice, test updates before deploying, and handle all the technical complexity. For $149/month (less than a gym membership), most find it's worth not spending weekends debugging YAML files.
🤔 "Isn't this just trading one subscription for another?"
Key difference: With cloud services, you're locked in. Cancel Nest, Ecobee, Ring—your devices stop working or lose features.
With us: Cancel anytime. System keeps working. You own all the hardware and data. Hire another engineer or manage it yourself. Zero vendor lock-in.
💰 "What am I really paying for?"
You're hiring a systems engineer on retainer. If you hired one full-time: $50-80k/year. Part-time consultant: $100-150/hour. Our service: $1,600-2,400/year for unlimited support, monitoring, and peace of mind.
Payment Terms & Policies
How Payment Works
- Setup Fee: 50% deposit to start, 50% upon completion
- Monthly Service: Auto-charged on the 1st of each month via credit card or ACH
- Annual Prepay: Pay 11 months, get 12th free (save 8-11%)
- Equipment: Purchased separately during setup (we handle procurement)
- On-site Assessment: $200 upfront, credited to setup fee if you proceed
Cancellation & Refunds
- Monthly Service: Cancel anytime with 30-day written notice
- Annual Prepay: Prorated refund on unused months if you cancel
- Setup Fee: Non-refundable once work begins
- Equipment: All devices are yours to keep—no returns after installation
- Early Exit: No penalties. System keeps working. You keep all hardware.
What Happens If You Cancel?
You keep everything. All hardware stays with you—you paid for it. The system continues working exactly as configured when you cancel.
All automations, dashboards, and devices continue functioning
No monitoring, support, or system updates from us
100% open-source. Manage it yourself or hire another engineer
If you sell the property, the new owner can either use it as-is, hire us for managed service, or hire another technical person to manage it.
Service Area
- Primary Area: Within 50 miles of Chicago Loop
- Extended Area: 50-100 miles may incur travel fee
- Remote Setup: Available out-of-state with local partner (contact us)
- Q1 2026: Limited to Chicagoland only (1-3 clients)
Response Time Expectations
- Critical (system down): Same day evenings/weekends, next business day if during work hours
- Urgent (device malfunction): Within 24-48 hours
- General support: 48-72 hours (all tiers)
- Modifications: Scheduled within 1-2 weeks based on availability
I have a full-time job, so responses typically happen evenings/weekends. Monitoring is 24/7 automated—I'll be alerted if critical issues occur.
Ready to Get Started?
Apply for Q1 2026 early access. I'm accepting 1-3 clients (homes or properties) to ensure exceptional service quality.
✓ No obligation to apply
✓ Free discovery call
✓ On-site assessment: $200 (applied to setup if we proceed)