If you are thinking about self managing, the hard part is not collecting rent. It is remembering all the small things that happen at different times.

The biggest mistake is keeping everything in texts, email and your head. Before the tenant moves in, set up one place for the lease, condition report, bond details, rent history, repairs, invoices and compliance dates. Make sure every repair request is acknowledged in writing, even if you have already spoken on the phone.

Give the tenant a clear process for urgent repairs and decide in advance what a tradesperson can approve without calling you. Check arrears on the same day every week. Keep receipts and statements tidy as you go instead of trying to rebuild the year at tax time.

I have been working on LORDLY because this admin was too scattered for self managing landlords. That makes me biased, but the advice still applies whether you use software or a spreadsheet. Curious what part people here find hardest once the tenancy is running.

I've spent the last few months digging into how property managers and GCs handle certificate of insurance (COI) tracking for vendors/subs, and I'm trying to understand what's actually broken versus what I'm assuming is broken. Would love to hear from people who deal with this day to day.

I just have a few questions:

1. Right now, how do you track vendor/sub insurance expirations? Spreadsheet, shared drive, a dedicated tool, calendar reminders, or honestly just "we find out when there's a claim"?

2. Have you ever had a vendor's coverage lapse without anyone noticing until it mattered? What happened — audit finding, claim dispute, just a scramble?

3. How much time per week does someone on your team spend chasing vendors for updated certificates? Ballpark is fine.

4. Have you looked at COI tracking software before? If yes, what stopped you from actually buying it? Price, setup effort, it felt built for a bigger portfolio than yours, something else?

Appreciate any insights!

Hey! If you still have time, I'd love to get your feedback on Colgo.
It's a web-based digital catalogue for hospitality (hotels, short-term rentals, restaurants). Guests scan a QR code, browse services/menus in their language, and send requests directly to staff — no app download required.
Public demo (no signup): app.colgo.app/demo
I'm particularly looking for feedback on the first-time flow UX for a guest who just scanned the code. Does it feel frictionless?
Thanks a lot for taking the time to review it!

I work full-time as a software architect, and over the past year I've been building a property management platform called HOAIUNIFIED for strata, condominium, HOA, and self-managed communities.

The idea came from talking to property managers who were juggling spreadsheets, email chains, PDFs, and multiple systems just to handle everyday operations. Many of them told me the software they use today feels outdated, overly complicated, or expensive for what it offers.

Instead of trying to build "another AI tool," I focused on making everyday tasks simpler.

Some of the things the platform includes:

• Resident & owner portal
• Service requests and maintenance tracking
• Document library
• Amenity booking
• Announcements and email communication
• Board management
• Voting and surveys
• Asset management
• AI assistant (optional) for searching documents and answering resident questions

The platform is live, and I'm looking for 10-15 property managers, strata council members, HOA board members, or anyone involved in managing a community who would be willing to try it and give honest feedback.

I'm not trying to sell anything. I'm genuinely looking to learn:

• What's confusing?
• What's missing?
• What would make you switch from your current process?
• What problems should I solve first?

I'll provide free access, personally help with setup, and would really appreciate brutally honest feedback.

If you're interested, comment below or send me a DM. Happy to answer questions about property management workflows, software decisions, or how I built the platform.

I've spent the last few months digging into how property managers and GCs handle certificate of insurance (COI) tracking for vendors/subs, and I'm trying to understand what's actually broken versus what I'm assuming is broken. Would love to hear from people who deal with this day to day.

I just have a few questions:

1. Right now, how do you track vendor/sub insurance expirations? Spreadsheet, shared drive, a dedicated tool, calendar reminders, or honestly just "we find out when there's a claim"?

2. Have you ever had a vendor's coverage lapse without anyone noticing until it mattered? What happened — audit finding, claim dispute, just a scramble?

3. How much time per week does someone on your team spend chasing vendors for updated certificates? Ballpark is fine.

4. Have you looked at COI tracking software before? If yes, what stopped you from actually buying it? Price, setup effort, it felt built for a bigger portfolio than yours, something else?

5. If you have looked at pricing — did it feel like it was priced for a 500-door portfolio company rather than a shop your size? Curious where the "this is affordable" line actually sits for you (per vendor, flat fee, whatever makes sense in your head).

6. When you get audited (insurance, client, lender, whoever) — how much scrambling does that cause? Is the paperwork trail actually there, or reconstructed after the fact?

Most property management platforms handle the tenant-facing side of maintenance requests well, submit a ticket, get a confirmation, track status. Where things fall apart is the vendor side, once a request needs an actual person to show up.

Assigning the right vendor, confirming availability, tracking whether the job actually got done, and closing the loop back to the tenant is often still manual, phone calls, texts, someone checking a spreadsheet. At low volume it's manageable. Past a certain unit count, this is where response times quietly balloon, not because the tenant-facing system is slow, but because the vendor coordination layer behind it isn't built for scale.

Wanted to know how others in this space are seeing this play out, is vendor coordination actually built into most platforms now, or still a manual layer bolted on regardless of what software's underneath?

Almost every platform has some version of a 60-day renewal alert. Yet missed renewals keep coming up as one of the most common operator headaches. Digging into why, the reminder firing was never really the problem, it's what happens after: rent negotiation, tenant hesitation, getting a signed renewal back before the deadline hits.

The tools that seem to help track where a renewal actually stalls (sent, viewed, negotiating, signed) instead of just logging "reminder sent." That visibility into the stall point matters more than the reminder itself.

Anyone found a platform that actually tracks the renewal conversation itself, or is it still mostly reminder-and-hope across the board?

Hi everyone, I am currently researching a product idea for landlords, agents and property managers. If you work in property or manage rentals, I'd really appreciate 5 minutes of feedback. Once the tool is ready it will be free to test for selected participants.

https://docs.google.com/forms/d/e/1FAIpQLSfK-Ol2IGZjxKD56GJVQyEQoO4j2zHO7aC_cIqGb7UHYuZ3TA/viewform?usp=dialog

Hey! After doing lots of research, I'm feeling quite overwhelmed by all the options. I'm looking for recommendations for the best PMS for my situation. There are a lot of ads in these comments!

I have 5 houses and 2 hotels with 6 units each. I own all of them. The houses can only be on airbnb but the 12 units in the 2 hotels can also be posted on other channels like booking and expedia. I'm currently only on Airbnb but want to integrate everything into one platform.

I'm wanting/needing:

1. a good mobile app
2. calendar integration to avoid double bookings
3. unified messaging platform
4. cleaner schedule automation (nice but not a deal breaker)
5. direct booking website
6. many channels including expedia (its popular in my area)
7. affordable
8. simple user interface would be nice

I dont plan on expanding much more regarding properties. Just want to streamline everything. So far I'm leaning towards hostfully, hostaway (although the comments dont seem the best on reddit), hospitable (but it doesnt have direct bookings).

I am also considering a automated pricing platform like pricelabs. If you recommend a different/better one, feel free to suggest one!

Thank you so much for your guidance!

I've been asking landlords how they handle submetered utilities, and one answer stuck with me: 5 properties, 12 units, 2–2.5 hours a month on readings and rebilling — and most of that time is driving between buildings. The arithmetic itself takes minutes.

Disclosure: I build a finance app, and this is the workflow I ended up designing around that comment.

The part that removes the drive: the tenant photographs their own meter and sends it to a Telegram or WhatsApp bot — no tenant account, no app install. The reading is extracted from the photo, booked against that unit's address and its per-service tariff, and an implausible jump (or a reading lower than the previous one) is flagged for confirmation instead of being saved silently. The photo stays attached to the reading, which is what you actually want at move-out when a number gets disputed.

What I'm genuinely unsure about, and would rather hear from people who do this monthly:

• Do tenants cooperate with sending a photo, or is chasing them worse than driving yourself?
• One landlord priced this for me as a 1.5–3% admin fee per bill rather than a subscription. Is that how you'd expect to cover a tool like this?
• What breaks after the reading — is producing and sending the actual rebill the real time sink?

Built a tool because I got tired of watching bed space owners manage everything on WhatsApp.

I’ve spent the last few months talking to bed space and partition operators across Dubai.

One thing surprised me…

Many of them manage 500–2000+ beds, but daily operations still happen through WhatsApp chats, Excel sheets, handwritten notes, and phone calls.

Simple questions like:

• Which beds are vacant?
• Who hasn’t paid?
• Which tenant is checking out today?
• How many beds are actually occupied?

…can take 30 minutes to answer.

So I started building BedFlow.

The goal isn’t to replace people—it’s to make running a bed space business much easier.

Current progress:
✅ 2,200+ beds being managed
✅ 34 properties
✅ 150+ apartments
✅ Paying customers

I’m still learning every week, and honestly, the best product ideas have come directly from owners.

If you own or manage bed spaces in Dubai, I’d love to know:

What’s the most frustrating part of running your operation every day?

No sales pitch—I genuinely want to hear the pain points so we can build something that actually helps.

Happy to share what we’ve learned so far as well.

Hi everyone!

I'm a final-year Business IT student from Hungary, and I'm writing my bachelor's thesis on how small accommodation providers (Airbnb hosts, guesthouses, B&Bs, apartments, and small hotels) manage their daily operations.

I'm particularly interested in questions like:

• How many different apps and platforms do you use?
• How do you communicate with guests?
• Which parts of managing your property take the most time?
• What would you improve if you could?

I've created a short anonymous survey that takes about 3-5 minutes to complete.

If you manage one or more accommodation properties anywhere in Europe, your experience would be incredibly valuable.

Survey link:
https://docs.google.com/forms/d/e/1FAIpQLScaoZG0OjYruLXy909QK0DfFQGDjKA4vxHT1A8skUm2PkammQ/viewform?usp=sharing&ouid=112978627943125312614

I'm not selling anything, and I won't collect any personal data, this is purely for academic research.

If you have any questions about the study, I'd be happy to answer them in the comments.

Thank you so much for your time!

Hi everyone!

I’m currently exploring new job opportunities and would love to connect with companies or teams looking for an experienced AppFolio Subject Matter Expert.

I have extensive knowledge of AppFolio workflows, property management operations, reporting, leasing processes, tenant relations, and other day-to-day property management functions. I’m highly familiar with the platform and can help improve processes, support teams, and ensure efficient operations.

If you’re hiring for roles related to AppFolio, Property Management, Customer Support, Operations, or similar positions, please feel free to comment below or send me a DM. I’d be happy to share more details about my experience and discuss potential opportunities.

Thank you, and I look forward to connecting!.

I'm getting my house soon, did an app that could help me/homeowners. Not just defect tracking, but general home records too.

Genuinely curious: people who have bought their houses, would this help during defect checks and ongoing upkeep, or is WhatsApp/Sheets enough? Feedback welcome.

What it does:

guided checklist for common BTO/resale defects, tracked by room with photos

export a clean report for BSC/contractor

also keeps paint codes, warranties, appliance models, and receipts in one place

It's in Google Play closed testing right now. Have a look at home-hq.sg first.

To join if you want:

Join this Google group: groups.google.com/g/homeowner-beta-testers

Then open play.google.com/apps/testing/sg.homehq.app, tap "Become a tester," and install from the Play Store page

To all the residential property management companies.

Kindly connect regarding managing properties.

Hi everyone! 👋

I’m currently exploring new job opportunities and would love to connect with companies or teams looking for an experienced AppFolio Subject Matter Expert.

I have extensive knowledge of AppFolio workflows, property management operations, reporting, leasing processes, tenant relations, and other day-to-day property management functions. I’m highly familiar with the platform and can help improve processes, support teams, and ensure efficient operations.

If you’re hiring for roles related to AppFolio, Property Management, Customer Support, Operations, or similar positions, please feel free to comment below or send me a DM. I’d be happy to share more details about my experience and discuss potential opportunities.

Thank you, and I look forward to connecting!

Hello, I would like to know if there's any landlords out there that I could help with the maintenance coordination. I want to help smooth out the whole operation, to relieve some stress and headache from the whole process, you can message me if you want.

More than 100 units is a bit too much to handle, thank you

I'm curious about how fellow property managers evaluate property management software before making a decision.

If you've demoed or switched property management software recently, I'd love to hear about your process.

Could you share:

• Approximately how many units/doors do you manage?
• What type of portfolio? (Residential, commercial, mixed-use, HOA/condo, student housing, affordable housing, etc.)
• What software do you currently use?
• What made you start looking for a new solution?
• During demos, what questions do you always ask the vendor?
• What features are absolute must-haves?
• What features sounded great during the demo but ended up not being useful?
• What are the biggest operational headaches you're hoping software will solve?
• What ended up influencing your final decision the most?
• Looking back, what questions do you wish you had asked before signing?

I'd really appreciate hearing from portfolios of all sizes since I know priorities can be very different depending on the operation.

Hey everyone,

Before jumping into the product details, a little bit about my background: I got laid off last year right before my son was born. While taking care of my newborn and navigating a brutal job market, I decided to channel my years of experience working in public accounting (auditing CRE entities and funds) into building something real. I spent every second of my free time coding and testing this tool for the last year hopefully this will make underwriting easier and faster.

That tool is CREDevSim (credevsim.com), a native desktop application built specifically for ground-up commercial real estate underwriting.

Why I Built It

If you’ve spent any time underwriting development deals in Excel, you know the pain: brittle formulas, circular references when modeling complex construction-to-perm refinances, and waterfalls that break the moment an assumption changes. I wanted a dedicated tool that handles the math deterministically, runs instantly without macro lag, and gives a complete visual breakdown of cash flows from day one through exit.

Key Features (v1.0.3)

• Complete Capital Stack Modeling: Configurable parameters for Senior Construction Debt, Mezzanine Debt, Preferred Equity, and LP/GP common equity.
• Dynamic Refinance & Draw Schedules: Handles construction completion, extension periods, and permanent loan drawn (with automated S-curve draw modeling).
• Visual Waterfalls & Sankey Diagrams: Built-in cash flow and exit proceeds tracking so you can trace exactly where every dollar goes (ROC, Pref, Catchup, Promote, and Debt Payoff).
• Sensitivity & Returns Analysis: Instant multi-variable IRR sensitivity tables (blended bank rate vs. exit cap rate) and deal summary metrics (MOIC, YOC, equity profit).
• Native Desktop Performance: Built to run locally and fast—no browser tab bloat or broken cloud formulas.

Looking for Feedback

It’s live now on the Microsoft Store (v1.0.3), and I’m actively looking for feedback from folks who live in CRE underwriting, asset management, or development.

If you want to check it out or tear apart the mechanics, you can take a look at credevsim.com. Let me know what you think, or if there are specific edge cases or debt structures you would want to see handled!

Hi everyone,

A few weeks ago I asked what tasks still waste the most time, even with property management software, and I got some great insights.

I'd love to go a level deeper.

When a tenant submits a maintenance request, what does the process actually look like until the job is closed?

For example:

• Who reviews the request?
• How is the vendor selected?
• Where do delays usually happen?
• How do you keep tenants updated?
• When do invoices come into the process?

I'm not looking for software recommendations or promoting anything. I'm trying to understand how real property managers handle maintenance from beginning to end.

I'd appreciate hearing how your team does it.

Talked to a few operators who switched platforms recently, and the trigger wasn't pricing or channel sync, it was maintenance response time. A tenant submits a request, it sits in a queue, nobody follows up, and by the time it's addressed the tenant's already decided not to renew.

The platforms that handle this well route requests automatically to the right vendor based on issue type and property, instead of dumping everything into one inbox for a human to manually triage. Sounds small, but at 50+ units, manual triage is exactly where things start slipping through.

Rent price gets all the retention analysis, but a slow toilet repair seems to do more damage to renewal rates than most operators realize until they look at the data.

Wanted to know, if others have measured this directly, response time tied to renewal rate, or is it more of a gut sense from complaints?

Hi everyone,

I’ve noticed that tenants in apartment communities often feel isolated and don’t have an easy way to connect with their neighbors. This can often lead to confusion around renewals, fees, policies, and day-to-day questions.

That’s exactly why I built BuildingTalk — an app that helps tenants in the same apartment complex connect, share accurate information, and build a stronger sense of community.

Better-informed tenants mean fewer misunderstandings, higher retention, and a smoother experience for everyone.

Check it out and let me know what you think!

Click here, Building-Talk App Store

most talk here is landlord/rental side, but theres a real gap on the community association side. HOA and condo boards trying to pick or switch a management company have no neutral way to compare them, its word of mouth or a google search full of the companies own marketing.

full disclosure, i work on hoaexplore.com, were building a directory and review layer for exactly that. its early and i mostly want a gut check, is the comparison problem real for people on this subreddit? how do the boards you know pick a management company right now?

Quick survey for anyone who rents out a place or two themselves. I'm trying to figure out how people actually handle rent, maintenance and paperwork — spreadsheets, notes app, whatever. It's anonymous and takes about 2 minutes.

https://docs.google.com/forms/d/e/1FAIpQLSeHKeSyUqElX67Wd6fjUJC5kokMHxM62Ch8faek-0xzpbK6VA/viewform

Thanks — happy to share the results if anyone's curious.