Lettings agent software that does the work
Bricky Bot is lettings agent software with an AI lettings team built in. It answers applicants, books viewings, runs your tenants’ and landlords’ WhatsApp groups, chases repairs and certificates, and prepares every landlord’s statement. Your team approves everything before it goes out.
The short answer
Letting agent software keeps an agency’s lettings and management in one place: applicants, viewings, tenancies, compliance, repairs, rent and landlord statements. Most of it is a system your team works in. Bricky Bot is a team of AI staff that does the work for you, and every message waits for one of your people to ✅ it.
Built inside a working letting agency
Luke Ashton, founder of Bricky Bot and Based Lettings. Five years in property, responsible for 150+ HMO rooms across his own portfolio and clients’. Based Lettings manages for landlords on Bricky Bot. Here’s what it’s running today:
From Based Lettings’ own Bricky Bot records on 4 October 2026.
What lettings agent software needs to do
Here are the six jobs that fill a letting agency’s week, and how Bricky Bot handles each one.
| The job | What makes it hard | What Bricky Bot does |
|---|---|---|
| Applicants and viewings | Portal enquiries at all hours, most of them not a fit | Answers SpareRoom and OpenRent enquiries, asks the questions that matter, books viewings and follows every lead to a signed tenancy. |
| Referencing and move-ins | Referencing, contracts, deposits and signatures, each one stalling unless chased | Follows referencing to a decision, prepares the tenancy for signing, records the deposit’s scheme and files the signed copy. |
| Tenant messages and repairs | WhatsApp at all hours from every managed property | Logs issues from the chat, suggests the fix that worked last time, and books contractors once you approve. |
| Compliance across landlords | Certificates for many owners’ properties, each on its own clock | Tracks every certificate on every property and opens each renewal inside its lead time. |
| Landlord statements and fees | Rent in, your fees out, a statement for every landlord every month | Matches rent from a live bank feed, takes off your management fee (set per property or room) and letting fees, and prepares each statement for you to approve and send. |
| A team, not one inbox | Several people answering the same tenants and landlords | Each person has their own login, every incoming message gets an owner, and every action records who approved it. |
Letting room by room? See HMO management software, or for bills-included shared houses, coliving software; to check a specific address, Bricksmart’s HMO report (our sister product) covers licensing and Article 4. Repairs take more time than anything else; see how Bricky Bot works as landlord maintenance software. Every landlord, property, tenancy and certificate lives in one record; see our letting agent CRM. For messaging tenants on WhatsApp, see our landlord tenant communication app page. Certificates across every landlord’s properties are on our landlord compliance reporting app page. Our free tenancy agreement template covers the written statement every new tenancy in England needs.
For your landlords and tenants
- Landlords get a clear monthly statement (rent, your fees, costs and what was paid to them), and answers in their own WhatsApp group instead of waiting for a call back. Landlords can check what your fees come to a year with our property management fees calculator.
- Tenants message the WhatsApp group they already use. Every message gets an owner, and repairs are logged and followed until they’re fixed.
The rules that fall on the agent
These apply to the agency itself in England, on top of the landlord’s rules you manage for them (see property management software UK).
| Rule | What it asks of you | Source |
|---|---|---|
| Redress scheme | Anyone doing lettings agency work must belong to an approved redress scheme that handles complaints from landlords and tenants. | Redress Schemes for Lettings Agency Work and Property Management Work Order 2014, art. 3 |
| Client money protection | An agent who holds client money (rent, deposits) must be a member of an approved or designated client money protection scheme. | Client Money Protection Schemes for Property Agents Regulations 2019, reg. 3 |
| Publishing your fees | Every fee, including tax, shown in your office, on your website and on portals, with your redress and client money schemes named. | Consumer Rights Act 2015, s. 83 |
| Tenant fees | No tenant fees beyond the permitted payments, which cap a holding deposit at one week’s rent and a deposit at five weeks’ (six if rent is £50,000 a year or more). | Tenant Fees Act 2019, sch. 1 |
Wales, Scotland and Northern Ireland have their own rules for letting agents. The Renters’ Rights Act is also changing how tenancies end in England: see our guide to tenant notice periods, and for a landlord ending one, our free section 8 notice template. Rent increases now go through Form 4A, which oursection 13 notice template fills in.
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.
- Your people 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. Advising a landlord on a purchase? Try our rental yield calculator.
Is Bricky Bot right for you?
Compare letting agent software
- Bricky Bot vs Arthur Online, the property management system with apps for everyone involved
- Bricky Bot vs COHO
- Bricky Bot vs Goodlord, the referencing, contracts and rent platform many agents use for move-ins
- Bricky Bot vs Fixflo, the repairs and maintenance software with a contractor marketplace
- Bricky Bot vs Latch
- Bricky Bot vs Autoprop, the AI lettings platform that answers agencies’ enquiries and calls
- Bricky Bot vs spreadsheets and WhatsApp
- Best AI lettings software in the UK (2026)
Questions letting agents ask
What is lettings agent software?
Software a letting agency runs its lettings and management on: applicants and viewings, tenancies, referencing, deposits, compliance, repairs, rent and landlord statements. Most letting agent software is a system your team does that work in; Bricky Bot does the work and your team approves it.
Is Bricky Bot a full estate agency system?
No. It covers lettings and property management: applicants, viewings, tenancies, compliance, repairs, rent and landlord statements. It doesn’t do sales, and it isn’t a client accounting system: it never holds or moves money. Your team pays landlords from your bank; Bricky Bot matches each payout to its statement.
Does it handle management fees and landlord statements?
Yes. Set a management fee percentage per property or room and record letting fees; Bricky Bot takes them off the rent on each landlord’s monthly statement, which a person approves before it’s sent.
Can my whole team use it?
Yes. Each person signs in with their own account, can approve from the app or straight from WhatsApp, and every approval is logged with who gave it.
Does Bricky Bot message tenants or landlords on its own?
No. Everything the team prepares waits for a person’s approval. The only exceptions are ones you switch on, like an out-of-hours holding reply.
Can we move across from another system?
Yes. We move your records and documents across from Arthur, COHO or spreadsheets: landlords, properties, rooms, tenancies, people, certificates and files.
See it run a letting agency’s week
A short demo of the team handling real UK lets: applicants, viewings, WhatsApp groups, repairs, certificates, landlord statements and approvals.
Book a demo