Landlord maintenance software
Bricky Bot is landlord maintenance software that does the chasing: it logs repairs straight from the house chat, tries the fix that worked last time, books contractors once you approve and keeps every tenant updated. Built for HMOs, where more people means more reports.
The short answer
Good maintenance software takes the report, tries the simple fix, gets the right contractor, keeps the tenant updated and keeps a history of what was done and what it cost. Bricky Bot does all of that as part of an AI lettings team, and nothing is booked or sent until you approve it.
Built running real HMOs
Luke Ashton, founder of Bricky Bot and Based Lettings. Five years in property, responsible for 150+ HMO rooms across his own portfolio and clients’. Bricky Bot was built to run those rooms first. Here’s the repairs side of Based Lettings on Bricky Bot today:
From Based Lettings’ own Bricky Bot records on 2 October 2026.
What landlord maintenance software needs to do
Whatever you choose, check it covers these six jobs. Here’s how Bricky Bot handles each one.
| The job | Why it’s hard | What Bricky Bot does |
|---|---|---|
| Taking the report | Tenants report repairs by WhatsApp, text, email or a quick call, often half a story | Logs the issue straight from the house chat or email, on the right house and room, so nothing is lost in the thread. |
| Trying the simple fix first | Many call-outs are a reset, a trip switch or a bleed | Suggests the fix that worked last time for that fault, from your own known fixes, before anyone is sent. |
| Getting a contractor | Finding who covers it, chasing quotes and dates | Books the right contractor from your list once you approve, and keeps the tenant updated. |
| Out of hours | Leaks and no-heating calls at 10pm on a Sunday | An out-of-hours holding reply if you switch it on, and every thermostat in every connected house, with Boost. |
| Repair history | Proving what was reported, when, and what was done | Every issue keeps its full history: reports, updates, contractor, cost and outcome, on the house and room record. |
| Costs and landlords | Who pays, and telling the landlord | Records repair costs against the house and carries them into the landlord’s statement. |
Running shared houses? Repairs are one of six jobs on our HMO management software page. And for damp and mould, our Awaab’s Law guide explains what’s coming for private landlords and when. Whether a repair is wear and tear or damage comes back to the check-in record: our free landlord inventory template writes one room by room.
Repairs are one job of seven; the rest of the week is covered on our landlord software page. Gas safety records and EICRs are where repairs meet the law: see the UK rules Bricky Bot tracks as property management software UK landlords can rely on. Agencies handling repairs for many landlords: see lettings agent software. How tenants report repairs in their WhatsApp groups is on our landlord tenant communication app page. Gas and electrical renewals, and the repairs a failed certificate opens, are on our landlord compliance reporting app page. A C2 on an electrical report has a 28-day clock from the inspection: our free EICR checker dates it. Finding repairs before tenants report them starts with a walk-round: our free HMO inspection checklist lists what to look at.
How it works
- A team, not a tool. Specialist AI staff for enquiries, listings, move-ins and move-outs, maintenance, landlord reporting, records and inbox triage, with Bricky in charge. What an AI lettings team is.
- You approve everything that goes out, in the app or straight from WhatsApp, and every action is logged.
- Your accounts, your data. Bricky signs in to your own SpareRoom, OpenRent and WhatsApp accounts; it isn’t affiliated with or endorsed by them. It runs on your own Mac or Mac mini, or on Bricky Cloud.
- Your AI plan. It uses the AI plan you already have, such as a ChatGPT plan, so you pay your provider directly.
- Switching is included. We move your records and documents across from Arthur, COHO or spreadsheets.
What it costs
One price per tenant, everything included, with the AI plan you already have. See the pricing calculator for your portfolio.
Is Bricky Bot right for you?
Compare maintenance software
- Bricky Bot vs COHO, the HMO and co-living software with built-in maintenance
- Bricky Bot vs Fixflo, the specialist repairs software for agents and block managers
- Bricky Bot vs Brickwise, the AI that takes repair calls and dispatches contractors for large portfolios
- Bricky Bot vs Arthur Online
- Bricky Bot vs Latch
- Bricky Bot vs spreadsheets and WhatsApp
- Best AI lettings software in the UK (2026)
Questions landlords ask about maintenance
What is landlord maintenance software?
Software that takes repair reports from tenants, gets them to the right contractor, keeps everyone updated and records what was done and what it cost, so nothing is forgotten and you have a history when you need it.
Is it different for HMOs?
Yes. More people share kitchens, bathrooms and heating, so there are more reports, often about the same fault from several tenants, and shared-area repairs need tracking by house as well as by room.
Does Bricky Bot book contractors on its own?
No. It prepares the booking and the message, and waits for your approval, in the app or straight from WhatsApp. The only automatic replies are ones you switch on, like an out-of-hours holding reply.
Does Awaab’s Law apply to private landlords yet?
Not yet. The Renters’ Rights Act 2025 extends it to private renting, but those sections aren’t in force and no date is set. Our Awaab’s Law guide explains where it stands.
Can I bring my contractors and repair history across?
Yes. We move your records and documents across, including contractors, from Arthur, COHO or spreadsheets.
See it handle a repair
A short demo of a repair going from a WhatsApp message to a booked contractor, with your approval in between.
Book a demo