Maintenance software for small landlords who still do repairs by text
Most small landlords run maintenance through texts, a spreadsheet and memory. That works until the 9pm leak, the vendor whose insurance lapsed, or the tenant who says you were told weeks ago.
Texts & spreadsheets vs CallBoris at a glance
| Texts & spreadsheets | CallBoris | |
|---|---|---|
| A tenant reports a leak | Text or call, often after hours | Scans the QR in the door, adds a photo - no app, no account |
| Is it an emergency? | Whoever reads the text decides | Gas, fire, CO, flooding, no heat flagged instantly by fixed rules |
| Who's on it | Group text | Dispatch queue sorted by time left; on-call rotation |
| Proof of when you were told | Scroll back through texts | Timestamped from the resident's report |
| Vendor insurance | A folder somewhere | Expired certificate blocks dispatch |
| Cost | Free, until it isn't | $0.99 / unit / month, $19 minimum |
What you get
- QR door stickers. One sticker per unit, inside the door. Residents scan it to report a problem or pay rent - no portal account, no password resets.
- Emergencies caught instantly. Gas, fire, carbon monoxide, flooding and no-heat reports are flagged by fixed rules the moment they arrive.
- A tech app that works in basements. Jobs, photos, parts and time sync later with no double-counting.
- Equipment history. Every furnace and water heater gets its own repair record, so "replace it" is an argument with numbers.
- Leases and rent too. When you're ready, the same system holds leases, the rent ledger and reports.
What CallBoris doesn't do (yet)
Read this before you switch, not three months after:
- No general ledger or trust accounting. Rent, charges, payments and late fees are tracked properly and export clean, but full double-entry and state trust-account rules aren't built. Keep your accounting package.
- No credit or background screening. The application tracker records who decided what and when; there's no bureau behind it.
- No e-signature on leases. Lease terms, tenants, dates and rent live in the system; getting the document signed is still on you.
$0.99 a unit, $19 a month minimum. 30-day free trial, no card, no demo call. Your data exports in full whenever you want it.
Start free trialCallBoris is property management software built maintenance-first. The price is the whole price - no add-on tiers.