Bricky Bot vs PaTMa
Looking for a PaTMa alternative for HMOs? It depends what you want the software for. PaTMa keeps your landlord records, compliance and accounts in order for very little money. Bricky Bot is an AI team that does the day’s lettings work and waits for your ✅.
Luke AshtonFounder of Bricky Bot and Based Lettings · Updated The short answer
- Choose PaTMa if you mainly want low-cost records: compliance checklists and reminders, rent and expenses, tax returns and Making Tax Digital, with property data and deal analysis alongside.
- Choose Bricky Bot if you let room by room and the time goes on the work itself: enquiries and viewings, WhatsApp groups, repairs, renewals and landlord statements, with nothing sent until a person approves it.
- The honest line: PaTMa is a well-priced record-keeper with strong accounts. Bricky Bot’s team does the lettings work, and you approve it. It doesn’t do your tax.
What PaTMa does well
PaTMa (from Pither Technologies) sells three things: Property Manager for running a portfolio, Deal Finder for finding and analysing purchases, and a Property Data API (PaTMa). A few things stand out on its own pages:
- Low, published prices. A free plan for one unit, and Pro at £15 a month for five units, then £1.50 a unit a month, all including VAT, with a 14-day trial and no minimum term (pricing).
- Accounts and Making Tax Digital. Rent and expenses recorded without double-entry bookkeeping, Open Banking to pull transactions in (Pro), a tax return report and MTD records, an optional Xero integration, and fixed-rate mortgage expiry reminders (accounts and bookkeeping).
- Compliance checklists. A step-by-step checklist for each new tenancy covering right to rent, deposit protection and safety certificates, reminders before certificates expire, and built-in e-signatures on Pro (compliance).
- HMO support. Units (usually rooms) with a tenancy each, council guides to HMO licensing for the property’s area, and utilities set up once that flow into contracts and inventories (HMO management, HMO guide).
- Property data and deal finding. Deal Finder adds price history, rent estimates, yield, planning, Article 4 and licensing data while you browse portals, and lists rent-to-rent (R2R) financial forecasts among its features (Deal Finder pricing). Few landlord tools have anything like it.
Side by side
PaTMa facts are from PaTMa’s own website, checked 9 October 2026. “Not stated” means we couldn’t find it there.
| PaTMa | Bricky Bot | |
|---|---|---|
| What it is | Property management software for landlords and property managers, plus Deal Finder and a property data API | An AI lettings team of eight specialists, working in a full property CRM |
| Who does the day-to-day work | You, in PaTMa, guided by checklists and reminders | The AI team drafts and does it; a person approves anything that goes out |
| HMOs | Supported: units (usually rooms), a tenancy per unit, council-aware licensing and fire-safety reminders | Built running HMOs: a record and tenancy per room, the licence and every certificate tracked per house |
| Portal enquiries and adverts | Not stated | Syncs every SpareRoom and OpenRent thread, drafts replies, tracks each lead to a signed tenancy; builds adverts from the house record and renews SpareRoom adverts every morning |
| Talking to tenants | Tenant portal (Pro): documents, problem reports and messages to the landlord or agent | Runs the WhatsApp groups you already have, each linked to its house, lead or contractor record |
| Repairs | Tenants report through the portal; you handle the task or pass it to a contractor | Suggests the fix that worked last time, books contractors after your ✅, files the cost against the house |
| Compliance | Certificate storage and reminders, new-tenancy checklist, right to rent documents, licensing (England) | Opens each renewal inside its lead time, reads and files new certificates, raises a repair if a result fails |
| Rent and money | Rent and expense records, rent reminders, Open Banking matching (Pro), landlord statements, profit and loss, tax return report, MTD, Xero | Matches each line of your bank statements to rent, a cost or a payout; spots late and short rent; drafts landlord statements. Not accounting or MTD software |
| Signing | Built-in e-signatures on Pro for tenancy agreements, inventories and safety certificates | Fills the tenancy from the records, follows every signature, files the signed PDF |
| Where it runs | Web; PaTMa says its servers are in the UK | Your own Mac or Mac mini, or Bricky Cloud; your team uses any browser or phone |
| AI | Not stated | The whole team is AI, on the AI plan you already have (for example ChatGPT); you pay your provider directly |
| Price | Free for 1 unit. Pro £15/month for 5 units, then £1.50/unit/month, £1.20 from 101 units; all including VAT. Extras: legacy data import £180, ongoing data entry £18/unit/month, branded AST or inventory £90 each (one-time) | See pricing on brickybot.com |
A worked example, by our own arithmetic from PaTMa’s published prices: if each of 75 HMO rooms counts as a unit, Pro would be £15 + 70 × £1.50 = £120 a month including VAT.
The real difference: keeping records vs doing the work
Take a room coming free. In PaTMa you record the notice and the end of the tenancy, and then it’s yours: write the advert, post it, answer the enquiries, book viewings, reference the new tenant and set up the next tenancy, which PaTMa’s checklist then walks you through.
With Bricky Bot, the notice is logged against the room, the Listings Manager builds the advert from the house record for your own SpareRoom and OpenRent accounts, and the Enquiry Manager answers the enquiries, books viewings and follows each lead to a signed tenancy. You approve each step with a ✅, in the app or straight from WhatsApp, and every action is logged on the record it touched.
The other honest difference runs the other way: PaTMa does your tax return report and Making Tax Digital records, and Bricky Bot doesn’t. If accounts are the job you dread, PaTMa may be the better buy.
Repairs are where most room-by-room time goes; here’s how Bricky Bot does it as landlord maintenance software.
Who each is for
- PaTMa suits self-managing landlords and property managers who want tidy records, compliance reminders and MTD-ready accounts at a low price, and investors who will use Deal Finder too (Property Manager).
- Bricky Bot suits HMO landlords, co-living and rent-to-rent operators and letting agents who let room by room and want the day’s work taken off their plate, while keeping the final say on everything that goes out. Running guaranteed rent or rent-to-rent houses? See our rent to rent software page.
Switching from PaTMa
PaTMa says it doesn’t lock you in: its export gives you all your data as plain text files with your uploaded documents (PaTMa FAQs). We take it from there and move your houses, rooms, tenants and landlords, certificates and their dates, and files across. Migration is included, and you can export everything from Bricky Bot in open formats too.
If HMOs are most of what you run, see how Bricky Bot works as HMO management software: rooms, shared-house WhatsApp groups, repairs and licensing. Weighing up the HMO system COHO as well? Read Bricky Bot vs COHO. Also looking at accounting-led software? Read Bricky Bot vs Landlord Vision or Bricky Bot vs Landlord Studio.
Questions people ask
What is the main difference between PaTMa and Bricky Bot?
PaTMa is landlord software for keeping records: properties, tenancies, compliance checklists, rent, expenses, tax and Making Tax Digital. Bricky Bot is an AI lettings team: specialist bots answer room enquiries, run WhatsApp groups, chase repairs and renewals, and prepare every message for a person to approve.
Is PaTMa cheaper than Bricky Bot?
PaTMa is very good value. Property Manager Pro is £15 a month including VAT for five units, then £1.50 a unit a month from the sixth, and £1.20 from the 101st; there is also a free plan for one unit (checked 9 October 2026). Bricky Bot’s prices are on brickybot.com/#pricing. The two do different jobs, so compare the price with the hours each one saves you.
Does PaTMa handle HMOs?
Yes. PaTMa supports HMOs let by the room or on a single tenancy, with units (usually rooms) and a tenancy per unit, plus council-aware licensing and fire-safety reminders, according to its own pricing FAQ and HMO guide.
Does Bricky Bot do my tax return or Making Tax Digital?
No. Bricky Bot matches rent and costs and prepares landlord statements, but it isn’t accounting or MTD software. If MTD is what you need most, PaTMa does it; some operators will want both.
Can I move from PaTMa to Bricky Bot?
Yes. PaTMa has a full data export (plain text files plus your uploaded documents), and we move your houses, rooms, tenancies, people, certificates and files across from it. Migration is included.
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.
See the team do the work
A short demo of Bricky handling real lettings work: enquiries, WhatsApp, repairs and approvals, with nothing sent until you say so.
Book a demoSources
- PaTMa home page (checked 9 October 2026)
- PaTMa Property Manager (checked 9 October 2026)
- PaTMa Property Manager pricing and FAQs (checked 9 October 2026)
- PaTMa HMO management (checked 9 October 2026)
- PaTMa compliance (checked 9 October 2026)
- PaTMa accounts and bookkeeping (checked 9 October 2026)
- PaTMa Property Manager documentation (landlord statements, Open Banking, Xero) (checked 9 October 2026)
- PaTMa: Create an HMO (checked 9 October 2026)
- PaTMa Tenant Portal guide (checked 9 October 2026)
- PaTMa Deal Finder pricing (checked 9 October 2026)
PaTMa is a trademark of its owner. Bricky Bot isn’t affiliated with PaTMa. If anything here is out of date, email hello@brickybot.com and we’ll correct it.