Property management software for UK landlords
Bricky Bot is UK property management software that does the work: an AI lettings team that answers enquiries, runs your WhatsApp groups, chases repairs, keeps every certificate, deposit and right to rent check in order, and matches the rent. Nothing goes out until you approve it.
The short answer
Property management software in the UK has to do two things: run the day-to-day work of a let (enquiries, tenant messages, repairs, rent, statements) and keep you on the right side of UK rules (gas safety, electrical checks, EPCs, deposit protection, right to rent, alarms, HMO licensing). Most 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 running real UK 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’ property management. Here’s what it keeps in order today:
From Based Lettings’ own Bricky Bot records on 3 October 2026.
The UK rules your software has to track
These are the rules in England that come round on every let. Whatever software you choose, it should know each deadline and keep the evidence.
| Rule | What it asks of you | Source |
|---|---|---|
| Gas safety | Every gas appliance and flue checked every 12 months by a Gas Safe registered engineer; a copy to tenants within 28 days, and to new tenants before they move in. | Gas Safety (Installation and Use) Regulations 1998, reg. 36 |
| Electrical safety | The fixed wiring inspected and tested at least every 5 years; the report to tenants within 28 days, and to new tenants before they move in. | Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, reg. 3 |
| Energy performance | A valid EPC (they last 10 years) for tenants, and most lets need a rating of E or better. | GOV.UK: minimum energy efficiency standard |
| Tenancy deposits | Protected in a government-backed scheme, with the prescribed information given to the tenant, within 30 days of receiving it. | Housing Act 2004, s. 213 |
| Right to rent | Every adult’s right to rent checked before the tenancy starts, with follow-up checks when their right is time-limited. | GOV.UK: check your tenant’s right to rent |
| Smoke and carbon monoxide alarms | A smoke alarm on every storey, a carbon monoxide alarm in any room with a fixed combustion appliance (not a gas cooker), and both checked working on the first day of each new tenancy. | Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022 |
| HMO licence | Needed for a house let to 5 or more people from 2 or more households, and councils can license more through their own schemes. | Our guide to HMO licences |
Wales, Scotland and Northern Ireland have their own versions of several of these rules. The Renters’ Rights Act is also changing how tenancies end in England: see our guide to tenant notice periods, and for landlords ending one, our free section 8 notice template. Rent increases now go through Form 4A, which oursection 13 notice template fills in.
What property management software needs to do
Here are the six jobs where a property manager’s week goes, and how Bricky Bot handles each one.
| The job | What makes it hard | What Bricky Bot does |
|---|---|---|
| Properties, tenancies and people | Records split across a spreadsheet, an inbox and your phone | Keeps every property, room, tenancy, person, certificate and document on one record, linked to its landlord and WhatsApp group. |
| Compliance | Seven sets of rules above, each with its own deadline and paperwork | Tracks every certificate, opens each renewal inside its lead time, and shows what’s due or missing on each property. |
| Deposits and right to rent | Hard deadlines at the start of every tenancy, easy to miss in a busy week | Records each deposit’s scheme and certificate, keeps the right to rent check for every adult, and flags follow-up checks before they’re due. |
| Finding and referencing tenants | Enquiries at all hours, then referencing that stalls unless someone chases it | Answers SpareRoom and OpenRent enquiries, books viewings, and follows each tenant’s referencing to a decision. |
| Repairs and tenant messages | Chasing contractors and keeping tenants updated on WhatsApp | Logs issues from the chat, suggests the fix that worked last time, and books contractors once you approve. |
| Rent and landlord statements | Knowing who has paid, and reporting to owners every month | Matches rent from a live bank feed and prepares each landlord’s statement for you to approve and send. |
Letting rooms? See HMO management 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. Self-managing a few single lets? Start with landlord software. Running an agency? See lettings agent software for fees, landlord statements and a whole team, and ourletting agent CRM for the records behind it. Certificates and renewals are on our landlord compliance reporting app page. Weighing software against an agent? Our free property management fees calculator shows what full management costs a year.
How to choose property management software in the UK
Ask every supplier these six questions, us included:
- Does it know UK rules: gas safety, EICRs, EPCs, deposit protection, right to rent, alarms and HMO licensing?
- Does it do the work, or only remind you to do it?
- Can tenants reach it where they already are (for most, that’s WhatsApp)?
- Will it work with the portals and bank you already use?
- Who approves what goes out to tenants and landlords?
- Will they move your records and documents across, or is that your weekend?
What Bricky Bot isn’t: accounting or Making Tax Digital software, or block, service-charge or commercial property management. It matches rent and prepares statements; your accountant or accounting software still files the tax. Comparing it with accounting-led landlord software? Read Bricky Bot vs Landlord Vision, Bricky Bot vs Landlord Studio, Bricky Bot vs August or Bricky Bot vs Hammock. Looking at free property management software? 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 UK property management software
- Bricky Bot vs Arthur Online, the property management system with apps for everyone involved
- Bricky Bot vs COHO
- Bricky Bot vs Latch
- Bricky Bot vs spreadsheets and WhatsApp
- Best AI lettings software in the UK (2026)
Questions property managers ask
What is property management software?
Software that runs rented property: properties, tenants and tenancies in one place, compliance deadlines, deposits, 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 built for UK rules?
Yes. It was built running lets in England, so it tracks gas safety, EICRs, EPCs, alarms, HMO licences, deposit protection and right to rent checks. Wales, Scotland and Northern Ireland have their own versions of several of these rules, so check them with your own adviser.
Is it for landlords or letting agents?
Both. Self-managing landlords use it for their own portfolio; letting agents and managers use it for several landlords, each with their own statements and approvals.
Does it do accounts, Making Tax Digital or block management?
No. Bricky Bot is not accounting software and doesn’t manage blocks, service charges or commercial property. It matches rent from your bank feed and prepares landlord statements; keep your accountant or accounting software for tax.
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.
See it manage a portfolio
A short demo of the team handling real UK lets: enquiries, WhatsApp groups, repairs, certificates, deposits, rent and approvals.
Book a demo