Property Management software
Property management is a billing problem with buildings attached.
Rent, escalations, deposits, common area charges, utilities recharged at different rates, a maintenance cost that is sometimes the landlord's and sometimes the tenant's. Miss any of it and the loss is silent — an escalation that never applied, a deposit that cannot be accounted for, a renewal that lapsed into a holdover nobody noticed.
What it replaces
- Rent tracked in a spreadsheet per building, with receipting done in accounts and reconciled by eye.
- Lease dates in a calendar, so renewal negotiations start after the notice period has already passed.
- Escalation clauses applied when someone remembers, which for a five-year lease is not every year.
- Maintenance requests by phone with no record of what the tenant is owed under the lease.
What we build
The parts that make it a system.
Scoped to what you run. A module you do not need is not a discount we withhold — it is work nobody does.
Portfolio, units and leases
Properties, units and leases with the terms that actually cost money — rent, escalation basis and date, lock-in, notice period, deposit, permitted use — held as data rather than as a PDF.
Rent, charges and collection
Scheduled invoicing with escalations applied automatically, common area maintenance and utility recharge, receipting, part payments, arrears ageing and dunning that runs without being remembered.
Renewals, deposits and exits
Notice and renewal windows with alerting ahead of the deadline, deposit held and accounted for, and an exit process with dilapidations settled against the deposit on a record both sides can see.
Maintenance and owner reporting
Tenant requests routed by responsibility under the lease, vendor work orders with cost, and per-owner statements of income, expense and arrears for managed portfolios.
Where AI actually helps
And where it does not.
Lease abstraction is the strong one — pulling the commercial terms out of a signed PDF into structured fields is exactly the work that used to take a paralegal a day per lease, with a human confirming the numbers that carry money. Document extraction on utility bills for recharge is the same pattern. Rent prediction and valuation models we leave to firms with the market data to build them properly.
Integrations
What it has to talk to.
A system that does not reach the ones you already run creates a second place to type things, which is the problem you started with.
- Payment gateway and bank statement import for automatic receipt matching
- Accounting for the ledger, TDS and GST where they apply
- Utility meter readings, manual or automated
- E-signature for renewals and new leases
The limits
What we do not do here.
Including, on several of these pages, telling you not to buy a build at all. That advice has cost us work. It has also stopped projects that would have failed in month three, which is cheaper for everyone.
- We do not hold client money or operate an escrow. Payments flow through your gateway and your bank account.
- We do not give legal advice on lease terms and the system is not a substitute for a lawyer drafting them. We model what your leases say.
- Listing, marketing and tenant acquisition portals are a different business. We integrate with them where a feed exists rather than building a portal.
In practice
Where this shows up.
Commercial leasing
Complex escalation, CAM reconciliation and long leases where a missed clause compounds silently for years. The lease data model is the entire project.
Residential portfolios
High tenant turnover makes onboarding, deposits and exits the volume work, and collection is a communication problem before it is an accounting one.
How it runs
Fixed scope, fixed price, working software each sprint.
01
Discovery
A call, then a written read of the problem — what it costs today, what would have to be true for software to fix it, and whether we're the right people.
02
Proposal
Fixed scope, timeline and price. No open-ended discovery phase billed by the hour.
03
Build
Agile sprints with something running at the end of each one. You see progress in the product, not in a status deck.
04
Ship & support
Cloud deployment, production monitoring and a maintenance arrangement that starts before launch, not after the first incident.
Related
Systems that usually come up in the same conversation.
Most of these share data with each other. Where two are in scope we would rather build one system than two that sync.
Facility Management
Maintenance requests, planned servicing, vendors and compliance for the buildings and equipment you are responsible for.
Contract Management
Every contract findable, with its dates, obligations and renewal windows as data rather than buried in a PDF.
Construction Management
Site progress, drawings, RFIs, subcontractors and safety in one record — with the site half of it built to work offline.
Tell us what your Property Management system would have to handle.
Pick a time that suits you. Tell us the problem, and we'll tell you honestly whether we're the right people to solve it.