Automation
After-hours maintenance automation
After-hours maintenance automation means a tenant who reports a problem at 11pm gets an answer immediately, and the only person woken up is the one who needs to be.
The problem
What this actually costs you today
The gap between eleven at night and Monday morning is where water damage, insurance claims and one-star reviews come from. Not because anyone was careless — because the system stopped at five.
Most companies solve it one of two ways. Either a personal phone rings, usually the owner’s, or an answering service takes a message that somebody reads the next working day. One of those burns out your best people. The other is a voicemail with extra steps.
How it works
What we build, step by step
Every report lands in one place
Phone, text, email, portal, the form on your website. They all arrive in the same queue, timestamped, with the unit and the tenant already attached.
The request gets triaged against your rules
You define what an emergency is — no heat below a temperature, water that is still running, no power, a lock-out, gas. Everything else is logged and scheduled. Nobody has to make that judgement at midnight.
A real emergency dispatches itself
The right vendor for that trade and that area is contacted, in your order of preference, until one accepts. The tenant is told who is coming and roughly when.
A human is woken only when it is real
If no vendor accepts, or the situation is outside anything the rules cover, then the on-call phone rings — with the whole history already attached, not a name and a number.
What changes
What changes for your team
- Your on-call person stops being an answering service and becomes a decision of last resort.
- Tenants get an answer in seconds at three in the morning, which is most of what they wanted.
- Every after-hours event has a record: what came in, what was decided, who was called, when.
No rip and replace
It runs on the software you already have.
Your property management software stays your system of record. Nothing here asks your team to log into somewhere new, and nothing here replaces the platform you already pay for.
Some platforms don’t open their API to most customers. That doesn’t block us. Almost everything we build runs off a report your software can already email out on a schedule.
Questions
What people ask about this
What if a tenant calls rather than texts?
Calls are handled too. The caller reaches an automated intake that captures the unit and the problem, applies the same triage rules, and escalates to a person when the rules say to. Nothing sits in a voicemail box overnight.
Who decides what counts as an emergency?
You do, and it is written down rather than held in someone’s head. We start from your lease language and your state’s habitability requirements, and you sign off on the list before anything goes live.
Does this replace our vendors?
No. It uses the vendors you already work with, in the order you already prefer. What changes is that reaching them at 2am no longer depends on a person scrolling through their contacts.
See where your operation is leaking time.
Seven questions, two minutes, and your score appears on screen.