NOI increase from this line
+$61,200
Mara handles the rent, the repairs, the renewals, and the 11pm text about the dishwasher, and shows you exactly what she did. $99 per unit, per month. You keep the 10%.
Three voicemails, a week of silence, and a good tenant starts looking at other listings. Mara answers in seconds, day or night, from the actual lease and the actual ledger. No “let me check on that.” No hold music. Every conversation written down, so you can read it later.
Mara reads the request, figures out how urgent it is, finds real local vendors, gets quotes, and puts one tap in front of you. You approve; she books it. When the invoice comes back, you see the vendor’s own number. The markup line reads $0.00, because there isn’t one.
Tenants pay through Stripe, straight into your account. Every payment, late fee, and repair sits on one ledger you can export for your lender or your CPA. Ask Mara “who’s late and how bad is it” and get the real answer with the receipts.
A renewal number comes with the math behind it. A late notice follows the statutory day count for your state. A move-out comes with an itemized deposit letter on the legal clock. When it’s time for an attorney, the case packet is already assembled. You tap; Mara does; the record shows both.
Every dollar you stop paying in management fees is a dollar of NOI. At a 6% cap rate, $61,200 a year is roughly a million dollars of property value. Type in your doors and see yours.
Your management fee is one line of operating expense. This shows what removing it does to NOI, and at your cap rate to value, holding everything else constant. It is not a full NOI figure — your taxes, insurance, utilities and capex are not in it.
Plus whatever your manager marks up on repairs. RentOS adds $0 — the vendor's own invoice reaches you unchanged.
She doesn’t open the door for a showing. She doesn’t decide who gets approved; that’s yours. She doesn’t file anything in court; your attorney does. Everything else that used to cost you 10%, she does, and asks before anything that costs money or carries legal weight.
Founding landlords pay nothing during the founding period. No contract, leave anytime. In return, tell me what’s wrong, what’s missing, and whether $99 per unit per month is worth it. I read every note myself.
Join the founding cohort“I chase down late rent. I find the plumber for the 2 a.m. leak in 3B and send you the quote to approve — no markup. I answer your tenants’ questions and keep you in the loop from vacancy to the attorney’s desk, and everything in between.” — Mara
A percentage manager earns more when your rent rises and again when your building breaks. Read the fee schedule as an incentive structure, line by line.
Nothing waits for a monthly statement. Mara sends one written recap each morning — what came in, what she handled, what needs you — and every figure in it points at a row you can open.
Between briefs, decisions reach your phone as they arise. Not a notification asking you to log in somewhere: the decision itself, with the reasoning and the amount, and one tap to approve it.
It usually does, because the party picking the contractor takes a cut of the invoice. A manager earning 10–15% on repairs is not incentivized to find you the cheaper plumber.
Mara sources multiple vetted vendors for the trade and the area, puts their quotes side by side, and passes the winning vendor's own invoice straight to you. No middleman margin — there is no markup field for us to fill in.
Your tenant reports a leak at 2 a.m. Mara answers immediately, works out how bad it is, and gets it moving — including overriding a tenant who has underrated a hazard. A resident is allowed to shrug at a sparking outlet. The system is not.
You'll hear about it in the morning brief. If it's serious, you'll hear right now. That is the whole promise: your attention is spent on the things that deserve it, and nothing else reaches you at 2 a.m.
A single maintenance request, from the resident's message at 2 a.m. to the invoice with no markup on it. Every step below is something the system does today.
Collection, maintenance, leasing, delinquency and the paper trail — connected, so a late payment and a repair and a renewal are all the same record rather than four inboxes.
Card payments, with reminders before the due date.
Intake at any hour, triaged the moment it lands.
From an uploaded document to a signed, countersigned lease.
Late rent worked as a ladder, not a threat.
When it turns serious, the file is already built.
One written recap each morning, and approvals in between.
Every decision recorded with the reasoning behind it.
Statements computed from the book of record.
Free for your tenants, on iOS.
Being built now. Founding members get each one as it lands.
Your listing page and its yard-sign QR code go live today. Pushing that same listing to Zillow and Apartments.com is in progress.
Today you run screening in your own account and RentOS tracks the decision and writes the notice a decline requires. A native TransUnion integration is pending partnership.
A dedicated line, answered and triaged around the clock, landing in the same queue as everything else. Coming soon — today that triage runs on requests filed in the app.
Same system, same price, whether you run one building or a portfolio.
You self-manage, or you quietly resent the 10%. The win is the 2 a.m. call you no longer take.
Requests are answered and triaged the moment they are filed. Only the ones that need a decision from you reach you at all.
At this size the fee is the first thing a lender reads. Cutting it raises NOI directly, and the statement shows which rows it came from.
Notices go out on the statutory day count whoever is on duty, and each decision carries the reasoning that produced it.
A percentage fee compounds with every increase you win. A per-door fee does not, so the whole of the next raise reaches NOI.
Residents pay into your own Stripe connected account, settling directly to your bank. RentOS is billed to you separately, at $99 per unit per month, and takes no percentage of rent on the way past.
You add a property, its units and your first residents, and the system is running. There is a single onboarding step that takes the property, every unit and the residents together — the server's own work on that is under a second, so the only real cost is the time it takes you to type it.
We import what you already have, set your approval thresholds, add the vendors you already trust so Mara reaches for them first, and stay with you through the first rent cycle. Onboard your property in minutes — then let the AI take over.
Connecting your bank is Stripe's own flow and adds a few more minutes; you do that once, in Stripe's interface, and payouts land in your account from then on.
Yes. The founding period is open, so signing up puts you straight in — there is no queue and no seat to wait for. You set up a property yourself without speaking to anyone. Nothing is charged while the founding period runs, and no resident is contacted until you invite one.
If you would rather see it driven against a portfolio like yours first, we will walk you end to end through a live account — a rent payment settling, a maintenance request escalating on its own, a renewal being drafted from a real payment history — and you decide afterwards.
It stops and asks you. That is the design, not a fallback.
Mara is built to recognize the edge of what she should decide — a lease term the document does not actually settle, a legal question that turns on facts we do not hold, a judgement call about a resident — and to escalate rather than improvise. When she reads a lease and the answer is not in it, she says “not found in the document — I will not guess this” and cites the SHA-256 of the signed PDF she read. When a rule for your jurisdiction has not been verified, she refuses to act on it rather than reaching for a neighboring state's number.
Nothing is guessed to keep a workflow moving, and nothing consequential is sent without your approval. You keep every decision that matters. What you give up is the work of getting to it.
Software helps you do the work. This does the work, and you approve it.
A portal gives you a place to record that rent was late. Mara notices it is late, sends the reminder, offers the payment plan, drafts the notice on the statutory day count and puts each step in front of you as a card with the reasoning and the amount on it. A portal gives you a vendor list. Mara finds licensed firms near the unit, compares their quotes and books the one you tap.
The test is what happens when you do not open the app. With software, nothing. Here the rent is still collected, the 2 a.m. request is still triaged, and the morning brief tells you what happened and what is waiting for you.
No. There is no markup field in the system for us to fill in.
Mara sources multiple vetted vendors for that trade and that area, compares their quotes, and puts one in front of you with the number attached. You are shown the winning vendor's own invoice document and you pay what is printed on it. A $285 invoice from the electrician costs you $285.
This is the part of the model most worth reading twice: a manager earning a percentage of every repair is the same party choosing the contractor.
No. Vendor dispatch, notices, renewal offers and legal escalations all wait for your tap.
The approval reaches your phone as a card carrying what is proposed, why, and what it costs — not a notification asking you to log in and go find it. Approving is one tap, and your authorization is written into the record beside the decision, so months later the file shows what was done, the reasoning that produced it, and that you signed it off.
A ladder, worked in order, with your approval on each rung: a reminder before it is even due, the grace period the lease actually gives, a dated late notice, a payment plan drafted for you if you want to offer one, then a formal notice to the statutory day count for that jurisdiction.
Every step runs on your lease and your state's statute — the grace period your lease gives, the notice period the statute requires. RentOS does not add terms of its own to the agreement between you and your tenant.
If it goes further, the complete case file is already built: the payment history, the notice chain with proof of service for each one, the deposit position, and the log of every notice and message RentOS sent. It goes to the attorney you choose. RentOS never files anything and never gives legal advice — those steps are disabled so the software cannot perform them even after you approve.
Coming soon — a dedicated number your residents can call, answered and triaged around the clock, landing in the same queue as everything else.
Today residents file requests in the app and get 24/7 AI response on them: answered when they send it, triaged for severity, and escalated to you when it warrants it.
The channel, plainly: an escalation reaches you as an approval card in the app and an email carrying a one-tap approve link — that is what exists today. Text-message alerts are pending carrier registration and are not switched on, and push notification is built on both the web and the iOS apps — Apple has accepted our provider token — but no device has registered one yet, so treat it as ready rather than proven. Nothing is sent to a vendor or a resident on that escalation until you tap.
Statements computed from the book of record rather than retyped from it. Collected, spent, net, and what your management fee line would have cost — with the payment and invoice rows behind every figure, so any number can be opened and traced.
One thing to be straight about: this is not a full NOI statement. RentOS knows the rent it collected and the maintenance it paid. It does not yet know your property taxes, insurance, utilities or HOA, so it cannot produce the NOI a lender underwrites from. What it gives you is the operating-expense line RentOS replaced, traced to rows, which your accountant can drop into their own model. First-class expense tracking is being built.
Alongside it, the audit trail: what was decided, the reasoning that produced it, and who authorized it. That is usually the part a lender actually wants, because it answers whether the portfolio is run consistently.
You can export it in one click. A PDF statement for any month, and the rows behind every figure as CSV — the ledger, the payments, the vendor invoices, NOI by property, and the rent roll. Where the ledger has not fully reconciled a period, the statement says so on its face rather than presenting a tidy number, and the invoice file prints the RentOS markup column, always $0.00, so your accountant can see the claim rather than be told it.
Your portfolio is isolated at the query, not at the screen. Every read is scoped to your organization, so another landlord's identifier put into a request returns nothing rather than someone else's unit, lease or resident.
Your rent is never held by us. It settles through your own Stripe connected account into your own bank; we never take custody of resident money, and we take no percentage of it.
Every consequential action is written to an audit trail with its reasoning and its authorizer. Resident data is kept for running the tenancy — we are not a credit bureau and we hold no credit-report data at all.
Month to month. Cancel anytime with 30 days' notice. No annual commitment, no setup fee, no termination fee.
The product earns the business every month, which is the only arrangement that makes sense when the argument is that the incumbent's incentives are wrong.
You cancel, and you take your portfolio with you. Your data is yours. Your leases, payment history, maintenance records, vendor list and the audit trail all belong to you, and we will get them to you in a usable form.
Rent keeps settling to your own Stripe account throughout, because it was never routed through us — there is no balance of yours for us to hold up, and nothing to unwind. Residents keep their app access through the transition rather than being cut off mid-tenancy.
A free iOS app. They pay rent by card, file a maintenance request with photos, and watch the status of their own issue change instead of ringing you to ask.
A resident cannot see another resident's anything.
Filing at 2 a.m. is the case this is built for: the request is triaged when it is sent, and if the wording matches a safety rule it is raised in severity even when the resident marked it low, and you get the card and the email straight away rather than in the morning brief.
Collection, maintenance, vendors, leasing and the resident app work anywhere in the US.
The parts that turn on landlord–tenant law — notice periods, late-fee limits, deposit handling, renewals and non-renewals — are live for Texas, with further states researched and released as each is verified by counsel. Several are entered and waiting on that review rather than switched on early.
Where a rule is not confirmed for your jurisdiction, RentOS asks you instead of assuming. It will not borrow a neighboring state's day count to keep a workflow moving, and in cities that run their own rent rules on top of the state's it declines to guess which apply to your address.
Free to download. $99 per unit per month. Month to month, and nothing reaches a resident or a vendor without your tap.
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