Landlord software
Bricky Bot is landlord software that does the work: an AI lettings team that answers enquiries, runs your WhatsApp groups, chases repairs, keeps every certificate in date and matches the rent. Nothing goes out until you approve it.
The short answer
Good landlord software puts your properties, tenants and tenancies in one place and keeps on top of the jobs that come round again and again: enquiries, tenant messages, repairs, safety certificates, rent and paperwork. Most landlord software gives you a system to do that work in. Bricky Bot does it for you as a team of AI staff, and every message waits for a person’s ✅.
Built by a landlord, running real lets
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 runs Based Lettings for its landlords. Here’s what it looks after today:
From Based Lettings’ own Bricky Bot records on 2 October 2026.
What landlord software needs to do
Whatever you choose, check it covers these seven jobs, because they’re where a landlord’s week actually goes. Here’s how Bricky Bot handles each one.
| The job | What makes it hard | What Bricky Bot does |
|---|---|---|
| Properties, tenants and tenancies | Everything in one place, not in a spreadsheet, an inbox and your phone | Keeps every property, room, tenancy, person and document on one record, linked to the WhatsApp group and the landlord it belongs to. |
| Finding tenants | Enquiries arrive at all hours, and slow replies lose good tenants | Answers SpareRoom and OpenRent enquiries, books viewings and follows every lead to a signed tenancy. |
| Talking to tenants | Messages, calls and WhatsApp spread across everyone’s phones | Runs the WhatsApp groups you already have; every incoming message gets an owner and a reply drafted for your approval. |
| Repairs and maintenance | Chasing contractors and keeping tenants updated | Logs issues from the chat, suggests the fix that worked last time, and books contractors once you approve. |
| Compliance | Gas safety, electrical checks, EPCs, alarms and licences, each with its own deadline | Tracks every certificate and opens each renewal inside its lead time, so nothing lapses. |
| Rent and statements | Knowing who has paid, and showing owners what came in and went out | Matches rent from a live bank feed, follows deposits and prepares landlord statements. |
| Documents and signing | Tenancy agreements, notices and forms to send, sign and file | Prepares tenancies for signing, follows every signature and files the signed copy on the record. |
Letting rooms? See HMO management software and our guide to HMO licences; to check a specific address, Bricksmart’s HMO report (our sister product) covers licensing and Article 4.
Repairs take more of a landlord’s time than anything else; see how Bricky Bot works as landlord maintenance software. For the UK rules (gas safety, EICRs, EPCs, deposits, right to rent) and what to ask any supplier, see property management software UK. Managing for other landlords? See lettings agent software and our letting agent CRM. Talking to tenants is covered on our landlord tenant communication app page. Thinking of handing it all to an agent instead? Price it first with our free property management fees calculator.
Who it’s for
- HMO and room-by-room landlords. Bricky Bot was built for them first: rooms re-let one at a time, busy house chats, HMO licensing.
- Rent-to-rent and co-living operators. Lots of rooms, lots of people, owners to report to every month.
- Portfolio landlords with whole houses and flats. Fewer moving parts per property, but the same enquiries, repairs, renewals and rent.
- Letting agents and managers. Several landlords’ portfolios, each with its own statements and approvals.
Running guaranteed rent houses? See our rent to rent software page, and for co-living houses our coliving software page. For gas, EICR and EPC dates on one grid, see our landlord compliance reporting app page; for one report’s dates and codes, the free EICR checker. For a new let, our free tenancy agreement template covers every term the 2026 rules require, the section 8 notice template fills in Form 3A when a tenancy has to end, and thesection 13 notice template fills in Form 4A when the rent goes up.
What it isn’t: accounting or Making Tax Digital software. Bricky Bot matches rent and prepares statements; your accountant or accounting software still files the tax. If tax and Making Tax Digital are what you need, read Bricky Bot vs PaTMa, Bricky Bot vs Landlord Vision, Bricky Bot vs Landlord Studio, Bricky Bot vs August or Bricky Bot vs Hammock. Just want cheap, tidy records for lets you manage yourself? Read Bricky Bot vs Rentila.
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 landlord software
- Bricky Bot vs Latch, landlord software with an AI assistant
- Bricky Bot vs Arthur Online
- Bricky Bot vs COHO
- Bricky Bot vs spreadsheets and WhatsApp
- Best AI lettings software in the UK (2026)
Questions landlords ask
What is landlord software?
Software that helps a landlord run rented property: properties, tenants and tenancies in one place, compliance deadlines, rent and statements, repairs, tenant messages and documents. Most of it is a system you do the work in; Bricky Bot does the work and asks you to approve it.
Is Bricky Bot only for HMOs?
No. It was built running HMOs, so it handles rooms, shared-house chats and licensing well, but it runs whole houses and flats too. If you let a handful of single lets and mostly need accounts, a simpler tool may suit you better.
Does it do my accounts or Making Tax Digital?
No. Bricky Bot is not accounting software. It matches rent from your bank feed and prepares landlord statements; keep your accountant or accounting software for tax returns and Making Tax Digital.
Does Bricky Bot message tenants on its own?
No. Every message, advert, booking or payment the team prepares waits for a person’s approval, in the app or straight from WhatsApp. The only exceptions are ones you switch on, like an out-of-hours holding reply.
Can I move across from another system?
Yes. We move your records and documents across from Arthur, COHO or spreadsheets: properties, rooms, tenancies, people, certificates and files.
Who built it?
Luke Ashton, founder of Bricky Bot and Based Lettings, who is responsible for 150+ HMO rooms across his own portfolio and clients’. Based Lettings runs on Bricky Bot.
See it run a portfolio
A short demo of the team handling a landlord’s real work: enquiries, WhatsApp groups, repairs, renewals, rent and approvals.
Book a demo