Quality Contracting & Property Services | Landscaping | Irrigation | Common Area Maintenance | Public Works
Factotum by Jade Ann Byrne is a CAM-grade, woman-owned field unit for properties that actually matter:
shopping centers, HOAs, campuses, fleets, facilities, parks, bases, and weird edge-of-map sites nobody else can read.
We specialize in:
- Common Area Maintenance & Exterior Detailing
- Irrigation Systems, Audits, and Water Management
- Hardscape, Curb, and Site Repairs
- Pressure / Jet Washing & Graffiti Removal
- Public Works & Infrastructure Support
- Vendor Coordination & Field Documentation
No staged mulch piles. No Instagram cosplay. Just documented, verifiable work that makes you, your tenants, and your auditors look good. Masterful Handy FactoTum is the real deal in property services and contracting — no fluff, no frills, just hands-on excellence. Operating across California (and beyond), we bring decades of rooted Midwestern work ethic infused with creative precision.
Quality Contracting & Property Services | Landscaping | Irrigation | Common Area Maintenance | Public Works
We specialize in:
- Common Area Maintenance & Landscaping
- Irrigation Systems & Repairs
- Property Management & Facility Upkeep
- Pressure / Jet Washing & Exterior Cleaning
- Public Works Projects & Infrastructure Contracts
We don’t just maintain properties — we elevate them. Every job is tackled with integrity, responsiveness, and a commitment to craftsmanship. Whether it’s a small HOA courtyard or a large municipal contract, we deliver reliable results.
About the FactoTum
Masterful Handy FactoTum is the operations arm of the Jade Ann Byrne multiverse: the place where the mythic workshop
meets real trucks, real tools, and real contracts.
On paper: CAM services, irrigation, exterior cleaning, repairs, site walks, RFP support, and project management across Southern California and select partner regions.
In spirit: a precision-built, lore-infused workshop that treats every site like a set piece — lit correctly,
draining correctly, coded correctly, and photographed correctly.
If it touches your curb appeal, compliance, safety, trash flow, water flow, or nightly lock-up,
Factotum can scope it, fix it, maintain it, and wrap it in bulletproof documentation.
Our services Why Choose a Masterful Handy by FactoTum?
- Why Choose Masterful Handy by FactoTum?
- ✅ Licensed, insured mindset — built to align with real codes and contracts
- ✅ CAM-smart — written for property managers, asset managers, and municipalities
- ✅ Vendor-tamer — scopes that prevent corner-cutting and mystery invoices
- ✅ Detail-obsessed — edges, drainage, enclosures, bollards, sightlines, signage
- ✅ Transparent — clear photos, clear notes, no surprise add-ons
Residental
CAM-level care for single homes, estates, ranches, and HOAs.
Seasonal prep, storm checks, debris removal, and safety fixes for kids, pets, and guests
Smart irrigation, drip conversions, leak hunts, and controller tuning
House, drive, fence, and patio washing; pool deck & hardscape clean-ups
Commercial
Retail, mixed-use,industrial, office, medical — where appearance and uptime cost real money.
Irrigation & landscape tuned for visibility, safety, and water budgets
Full-site walks, punch lists, and recurring maintenance plans
Lot striping touch-ups, curbs, sidewalks, entry features, signage & lighting care
Trash enclosure rehab, grease/oil cleanup, graffiti removal, pressure washing
Municipal
Parks, medians, facilities, and corridors that live in the public eye.
Documentation that supports inspections, budgets, and council reports
Turf, trees, planters, and medians maintained to spec
Vandalism, graffiti, and trip hazard response
Irrigation system audits & repairs for large public landscapes
County
Big maps, long roads, odd easements, rural-urban edges.
Coordinated schedules across multiple sites with shared standards
Channel, culvert, and roadside vegetation maintenance support
Facility exterior cleaning, signage, and access path care
State
Campuses, agencies, and facilities with procurement rules and watchful eyes.
Partner mindset: we play inside your systems, not around them
Support for RFP-scoped maintenance and special projects
Precise reporting, photos, and scope breakdowns for compliance files
Federal
When clearance, compliance, and consistency matter.
Professional conduct on restricted or sensitive sites
Infrastructure-friendly support respecting federal standards and security protocols
Clearly scoped, documented work suitable for audits and renewals
Military
Installations, armories, training grounds, and support facilities.
Clean, safe, squared-away spaces that reflect the unit, not the vendor
Mission-aligned exterior and infrastructure support
Chain-of-command respect, schedule discipline, and low-drama crews
Aerospace
Hangars, test sites, pads, labs, and high-spec R&D campuses.
Branded, photogenic, inspection-ready exteriors for serious partners
FOD-conscious sweeping, washing, and landscape control
Precise irrigation and drainage where standing water is not an option
What people are saying
Jo Mulligan“Superb product and customer service!”
Atlanta, GA
What We Actually Do
Core capabilities:
- Landscaping & Greenscaping – Mowing, trimming, seasonal color, tree care
- Irrigation & Water Management – Installs, retrofits, repairs, audits, smart controls
- Common Area Maintenance – Walkways, entries, lighting checks, fixtures, furniture
- Exterior Washing – Sidewalks, storefronts, drive lanes, dumpsters, enclosures
- Hardscape & Minor Repairs – Curbs, wheel stops, patches, sealant touch-ups
- Public Works & Infrastructure – Support for sidewalks, medians, drainage, & civic sites
- Property Management Support – Site walks, punch lists, vendor QC, photo docs
No subscriptions, no fake tote bags. Every proposal is custom to your site, scope, and risk.
