03 · Letting agents
A tenant reports a leak. The plumber is booked before you open the email.
Repairs are reported with photos, sorted by urgency, sent to the right contractor and approved by the landlord, with your property manager stepping in only where a person is needed.
For the property manager
Today, without it
A repair arrives as a voicemail, a text and an email, each missing something.
The property manager rings round contractors and waits for call-backs.
The tenant chases, the landlord asks what is happening, and the job is still not booked.
Try it
One repair, start to finish
Pick the problem, set the landlord's spending limit, and make the first contractor say no.
Flat 2, demo property · tenant Priya S. · nothing here is sent to anyone
3. Your heating engineers, in your order
- 1. Gary T.Said yes
- 2. Ola B.Not asked
Waiting for the landlord
Gary T. is holding today, 1pm to 3pm. It is not booked yet.
You are the landlord. Gary T. quotes £260, your limit is £250.
What the tenant sees
- Priya S.: Hi, the heating has not come on since last night and the flat is freezing.07:40
- The system: Can you send a photo of the front of the boiler, showing the display?07:41
- Priya S.: Here you go.
Photo: Boiler display (drawn placeholder) - The system: Is there a code or a flashing light on the display?07:43
- Priya S.: It says F28 and the red light is flashing.07:44
- The system: Do the hot taps still run hot?07:45
- Priya S.: No, the taps are cold as well.07:46
- The system: We have a heating engineer lined up for today, 1pm to 3pm and are waiting for your landlord to approve the cost.
What happened behind it
Graded urgent
The home has no heating in winter, and nothing is being damaged while it waits.
Asked the 3 things a heating engineer needs
One photo and 2 short answers, sent on with the job.
- 07:47
Offered to Gary T., first on your list
Said yes at 07:53
Estimate £260 £10 over the limit
£60 call-out + 2 hours at £55 + £90 parts
Landlord asked to approve
£260 is £10 over the £250 limit. The landlord has been sent the estimate and the photo. Nothing is booked until they answer.
Your property manager's list for this repair
Needed 0 times
Nothing yet. The landlord has the question, not your property manager.
How it runs
Four steps, nobody chasing.
STEP 1
The tenant reports the problem by message and is asked for the photos and details a contractor needs.
STEP 2
The job is graded: emergency, urgent or routine.
STEP 3
Your preferred contractor gets first refusal; if they pass, it goes to the next on your list.
STEP 4
Over your spending limit, the landlord is asked to approve before anything is booked.
Your numbers
The hours repairs take off a property manager
Example figures, change them
Fully managed lets only.
Every reported job, large or small.
Tenant, contractor and landlord, added together.
Salary and on-costs, divided by hours worked.
On the phone and in the inbox for repairs
467 hours a year
- Repairs a year
- 800
- Hours a week, on average
- 9
- That time at your hourly cost
- £7,467 a year
The sum
200 properties × 4 repairs a year × 35 minutes ÷ 60 = 467 hours a year. 467 hours × £16 an hour = £7,467.
This is arithmetic on your own figures. It is not a promise of results.
Works with what you have
Sits beside your contractor list, your landlord approvals and your property software.
Every demo on this site runs on made-up data. The real one is built around your phone line, your diary and the software you already use.
Get in touch
See it run on your own numbers.
Two quick answers. Adrians replies by email and shows you the system working with your figures, not ours.
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