Tenants submit with photos in 30 seconds. AI sorts emergency from cosmetic. Vendors get a work order with the address pre-filled. The fix lands on the right property's expense ledger automatically. $9/mo, unlimited properties.
The two-property landlord who manages requests over text knows the pattern: a tenant texts a photo of a leaking faucet, you forget to forward it to your plumber for a week, the plumber arrives without knowing the address, and three months later your accountant asks what that $185 Venmo to "Bob's Plumbing" was for. Rentlane keeps the whole thread — request, photos, vendor, invoice, cost, status — attached to the right unit so nothing drops.
Description, photos, video, contact preference — all from the tenant portal. No app install.
Category (plumbing, HVAC, electrical, appliance, pest, locks, exterior) and severity (emergency → cosmetic).
Rough cost band on each request so you know whether to DIY, call a handyman, or get bids.
Assign to a vendor with the address, contact, and access notes pre-filled.
New → Assigned → Scheduled → In Progress → Complete. Tenant sees status without asking.
Mark complete, log the cost, and it lands in the property's expense ledger as a deductible repair.
Rentlane reads the description and photos and classifies the request against the things that hurt landlords most: water leaks, no-heat in winter, gas smell, no-power, no-water, broken locks on entry doors, and any safety hazard involving stairs or smoke alarms. Those jump the queue and trigger an immediate notification — even at 2 AM. A cosmetic scuff on a baseboard does not.
A completed work order becomes an expense entry on the right property, tagged as a repair, with the vendor invoice attached. That entry rolls into your rental expense tracking and, at tax time, your Schedule E export. The tenant who submitted it sees status updates inside the same portal where they pay rent and read their lease.
Tenants tap the request button from their tenant portal, describe the problem, and attach photos or a short video from their phone. No app install, no account creation — the link works from any browser. The request lands in the landlord's inbox with the property, unit, and tenant already attached.
When a request comes in, Rentlane classifies it by category (plumbing, HVAC, electrical, appliance, pest, locks, exterior, other) and severity (emergency, urgent, routine, cosmetic). It estimates a rough cost band so you know whether to call a vendor or handle it yourself, and flags safety issues like gas, water leaks, or no-heat so they jump the queue.
Yes. Each request can be assigned to a vendor with a quoted cost, a scheduled date, and a thread that loops in the tenant for scheduling. Status moves from New → Assigned → Scheduled → In Progress → Complete, and the tenant gets updates without needing to chase you.
Yes. Emergency-classified requests trigger an immediate notification so you don't miss a flood at 2 AM. You can set quiet hours for non-urgent items so routine requests don't wake you up.
Yes. The tenant portal shows every request they've submitted, the current status, the assigned vendor (if any), and the scheduled date. They stop texting "any update?" because they can see for themselves.
Yes. When you mark a work order complete and log the cost, it lands in that property's expense ledger automatically, tagged as a repair so it flows into your Schedule E report. No double entry.
Yes. Attach a photo of the invoice or a PDF to the request and it stays with the expense for audit purposes.
A form gives you a row in a spreadsheet. Rentlane gives you a work order tied to the right property and unit, with photos, status, vendor scheduling, tenant updates, and cost-to-expense rollup. You stop hunting through text threads to remember whether you ever fixed the dishwasher in Unit B.
No. Rentlane is a flat $9/mo (or $7/mo billed annually). Unlimited properties, unlimited units, unlimited maintenance requests, no per-door tax.
Everything below is part of the same $9/mo plan — built for small landlords who want one tool that just works.
From the tenant's first photo to the line on Schedule E — one app. 14-day free trial. $9/mo for unlimited properties.
Start your 14-day free trial