The tenant
Gets a reference number, the tradie's time, an on-the-way text and a fixed text. Their tracker lets them add up to 5 photos, ask for a different time, add a note and say if it's fixed.
Maintenance Loop · for property managers
Maintenance requests that close themselves.
Tenants text one number. The Loop sorts urgent from routine, gets the right tradie on it, asks the owner only when the quote is over their limit, and closes the job when the invoice matches. Your property managers only step in when the board says Needs you.
- No app for tenants
- Texts and links
- Victoria's urgent repair rules built in
- Data stored in Sydney
How it works
One repair, start to finish.
Every request runs down the same path. A person only gets pulled in when a decision genuinely needs one.
The tenant texts it in
To the agency's own Loop number, or through the repair form. They add photos through the link they get back.
The Loop sorts it
Urgent or routine, checked against Consumer Affairs Victoria's urgent repairs list. Urgent wins every time.
It finds a tradie
Offered to the right tradie for the trade and the suburb, one at a time. Urgent offers last 10 minutes each, routine ones 4 hours in office hours.
The tradie books it
They take it from their phone and pick a time. The tenant gets the time by text, and can ask for a different one.
The owner approves, if needed
Under the owner's limit, the quote is approved on the spot. Over it, the owner gets one text with four buttons.
It closes itself
The tradie marks it done and enters the invoice. If it matches what was approved, the job closes, the owner gets a summary and the office gets the full record.
Who sees what
Nobody installs anything.
Tenants, tradies and owners get texts from the agency's number. Each text has a link that opens a phone page in the browser. No app, no login, no password to forget.
The tradie
Gets the job offer by text, and on urgent jobs can just reply YES. The job page does the rest: book a time, on my way, quote, done, attach the invoice.
The owner
Hears from the Loop only when there's money to approve, and once when it's fixed. Approve, approve a lower amount, call me first, or don't approve.
The property manager
Works from one board on a laptop or phone. Jobs move across it on their own. Anything that needs a person lands in Needs you, with the buttons for that exact problem, and urgent ones are texted to the property manager in office hours or the after-hours phone outside them.
Built for Victoria's rules
Urgent means urgent.
The rule your owners need to hear
In Victoria, rental providers must make urgent repairs immediately. If the agency doesn't respond promptly, the renter can arrange the repair themselves, up to $2,500, and ask to be paid back. Non-urgent repairs must be done within 14 days of a written request.
The Loop sends urgent jobs out within minutes, and the owner's approval page explains the rule in plain words, so approvals don't sit in an inbox overnight. Routine jobs start the 14-day clock the day they come in.
Read our urgent repairs guide for property managers. Source: Consumer Affairs Victoria, urgent repairs
Every request is checked against the urgent repairs list, including:
- Burst water service, or a fitting wasting a lot of water
- Blocked or broken toilet system
- Gas leak, or gas, electricity or water supply not working
- Dangerous electrical fault
- No hot water, cooking, heating or laundering
- Serious roof leak, flooding, or storm or fire damage
- A smoke alarm, pool fence or other safety device not working
- Anything that makes the property unsafe or insecure
When your team steps in
It only taps you on the shoulder when it should.
A job lands in Needs you for a reason, and the banner tells your property manager exactly what to tap.
- Nobody took the job. Every tradie on the list passed or didn't answer.
- The owner went quiet. They got a reminder and still haven't answered.
- The owner said no, or wants a call first. Get another quote or approve an amount.
- The owner will only pay part. The tradie is asked once if they can do it for less. If they can't, it comes to you.
- The invoice is over the approval. One card, four ways out, and the two closes are always there.
- The tenant says it isn't fixed. Send it back to the tradie or to someone else.
- It can't match the address. Pick the property and it carries on.
What it doesn't do
It does repairs. That's it.
Everything else stays where your agency already does it. See how it compares with PropertyMe and Tapi.
- Paying invoices. Tradies invoice the agency as they do now, and you pay from trust as usual. The Loop checks the amount against what was approved.
- Inspections and compliance. Routine inspections, smoke alarm and gas and electrical safety checks stay in your software. A fault found at one is logged as a job, and the Loop takes it from there.
- Replacing PropertyMe and friends. It runs alongside your software. Export your properties, owners, tenants and tradies to a spreadsheet and import them.
- Another app. Tenants, tradies and owners use texts and links. Your team uses the board in a browser.
Pricing
One price. No per-job fees.
Texts, hosting and your agency's own number are included. Prices are in Australian dollars, ex GST.
Setup
$2,900
Your agency, your lists imported, your Loop number, and your team set up. Rent rolls up to 400 properties.
Monthly
$690/ month
Texts, hosting, a monthly check-in and report. 12-month minimum.
Bigger rent rolls
$150/ month
For each extra 100 properties over 400.
Founding clients
Half-price setup for the first 10 clients, monthly fee at full price, in return for a case study, a testimonial and permission to use their name.
FAQ
Straight answers.
Do tenants need to download an app?
No. Tenants text the agency's Loop number. Every text has a link that opens a phone page in the browser, so there's nothing to install and no login.
Does it work with PropertyMe, Console Cloud or Property Tree?
It runs alongside them. You export your properties, owners, tenants and tradies to a spreadsheet and import it. Running the same import again updates records instead of doubling up. There's no live sync.
What happens with an urgent repair after hours?
It still goes out straight away, to tradies on your list who do after-hours work. If nobody takes it, the Loop texts your after-hours phone. Routine jobs wait for office hours.
What if the invoice comes in higher than what was approved?
The job doesn't close. Your property manager gets one card with four ways out: accept it and close, close at the approved amount (the tradie is asked to reissue), ask the owner once, or ask the tradie to fix it once. The two closes never go away, so it can't go round in circles.
Does the Loop pay tradies?
No. Tradies invoice the agency the way they do now, and you pay from the owner's money in trust as usual. The Loop checks the invoice against what was approved and keeps a copy on the job if the tradie attaches it.
Does every agency get its own number?
Yes. Each agency gets its own Australian mobile number, so tenants and tradies always know who they're dealing with. The number and the texts are included in the monthly price.
Where is our data stored?
The database, photos and invoices are stored in Sydney. Each link is private to one person and one job. Texts go out through our texting provider in the United States.
How much does it cost?
$2,900 setup and $690 a month, ex GST, with a 12-month minimum, for rent rolls up to 400 properties. Each extra 100 properties is $150 a month. Half-price setup for the first 10 clients, monthly fee at full price, in return for a case study, a testimonial and permission to use their name.
Your maintenance inbox, sorted
Bring us a problem.
Tell us how repairs run at your agency now, and where they get stuck. We'll show you the Loop running on your own kind of job.