Property management app for solo landlords
1–10 units. Replaces a spreadsheet, a notes app, and a WhatsApp group. AI lease import gets the first property entered in under a minute.
One iPad-native app replaces the spreadsheet, the WhatsApp threads with your plumber, and the shoebox of receipts. Every property, lease, payment, and maintenance ticket — visible the moment you open it. And when you scale, the same app unlocks the depth that runs industrial portfolios.
1–10 units. Replaces a spreadsheet, a notes app, and a WhatsApp group. AI lease import gets the first property entered in under a minute.
10–200 units. Centralized portfolio analytics, per-property compliance, audit trail, vendor directory with spend tracking.
Residential + commercial in one app. Rent collection on one side, EAM work orders on the other — same data, same login.
Multi-site portfolios with full work-management, IoT, compliance, and ITSM — at a fraction of Maximo / Planon run cost.
Day one you get rent, leases, and maintenance. Day 500 you unlock work orders, IoT, and compliance. Same app, same data — no migration, no second tool to learn, no spreadsheet to retire when the portfolio doubles.
Most landlords start in Excel, outgrow it at 10 units, get sold a $200/mo dashboard, then hit its ceiling at 100. Landlord OS is the last app you'll need. Run it on day one with rent and leases. Switch on work orders, IoT, and compliance when the portfolio asks for it. Nothing migrates. Nothing breaks.
No demo screenshots, no slideware. Each card is a daily landlord pain and what Landlord OS does about it — built and tested against real portfolios for twelve months before TestFlight.
Properties, units, occupancy, collection rate, month-over-month revenue. Overdue rent, upcoming renewals, recent maintenance. The whole portfolio in one glance — no tab switching, no spreadsheet, no logging into three things.
Sign a lease, the next 12 months of rent project themselves. Every payment marks itself paid. Anyone late shows up on the home screen the morning it crosses — no spreadsheet, no calendar reminders, no mental math.
Tenant pings, vendor jobs, scheduled services — one feed per property. Photos, status, and cost stay attached to the unit, not buried in a chat thread. Tap once to dispatch. Tap again to close the loop.
Photograph a contract, drop in a listing PDF, or upload a scanned addendum. The AI reads it and pre-fills the property, unit, tenant, and lease records. You review, fix what's wrong, save. First property entered in under a minute — not an evening.
Photo the unit on move-in, photo it again on move-out. The AI compares the two sets, proposes deduction line items with severity and repair estimates, and exports a PDF claim. Every charge has a before/after picture next to it.
Fire, smoke detector, gas, electrical, EPC. Scoped to a property or a single unit. The PDFs live with the record. Expiring-soon items show up on the dashboard next to overdue rent — so the next gas check is reviewed before, not after, the deadline.
Six concrete jobs the AI runs every day — lease ingestion, damage diffing, work-order triage, monthly narratives, morning briefs, portfolio search. Every one has a deterministic fallback when the network is dead. None of them require you to type a prompt.
Contract, listing, or scanned PDF parsed into property, unit, tenant, and lease records — ready for review in the onboarding wizard.
Pairs photo sets, proposes damage line items with severity and a repair estimate. You accept, edit, or reject — then export a PDF claim.
Two-paragraph summary of the portfolio's KPIs, written for the analytics PDF — with a deterministic local fallback when offline.
Inbound service requests sorted by urgency, asset, and likely root cause — short-circuits dispatch decisions.
What changed overnight, what's overdue, what needs eyes today — generated each morning, scoped to your portfolio.
"Show me overdue leases above 2,000 in the 1204 area." A reusable AI search sheet returns structured results, not a paragraph.
From the founder running three units to the FM team running a hundred sites — same data model, different surface. You don't switch tools when the portfolio grows. You just turn things on.
You're done with the spreadsheet, the WhatsApp threads, and three apps that don't talk. Snap a lease, the first property's in. Open the app, see who's late.
Centralized portfolio analytics. Per-property compliance. A vendor directory that tracks actual spend. Every PM on the team gets an offline-capable iPad — the building works whether or not the WiFi does.
Rent collection on the residential side. EAM-grade work orders on the commercial spaces. One login, one data model, no $200/mo CapEx-tracking SaaS bolted on.
Full work management, IoT, compliance, ITSM — at a fraction of what Maximo or Planon costs to run. Mobile that wasn't bolted on as an afterthought. iPad-first, always.
Landlord OS isn't "fully offline" — AI extraction and the first-time pull need a signal. But every property, lease, tenant, payment, and work order is stored on the device first. Reads stay snappy in a basement. Writes queue locally and replay the moment you're back in range. You walk the unit, you log the issue, you move on — connection or no connection.
No five-figure onboarding. No mandatory training. No sales call. Landlord OS is part of Marmot-Apps — a small iOS studio building AI-powered apps for everyday life. Privacy by default, local-first when possible, and you can email the founder.
Quick answers people search for before joining the TestFlight beta.
Email support@marmot-apps.com and you'll get an invite within a day. The beta is open to landlords with 1–500 units; we're prioritizing portfolios that span both residential and commercial.
Both. iPad-native interface for managing a portfolio at scale; iPhone for the field — logging a maintenance request from a walkthrough, snapping a lease photo for AI ingestion.
Yes for browsing, viewing the dashboard, creating records, and capturing photos — everything is stored on the device first and replays to the server when you're back online. AI lease ingestion and the first-time pull need a connection.
AppFolio, Buildium, and Yardi are web-first with bolted-on mobile and start around $1–4/unit/month with onboarding fees. Landlord OS is iPad-first, with the same data layer scaling from one unit to enterprise EAM depth — no migration when you grow.
No, and not planned. Apple's CloudKit + RoomPlan + Vision frameworks are foundational to the product.