Business types · Property manager
You manage properties. Here's the crew that watches every clock.
Tell setup “property manager” and the crew arrives already tuned to it: a pre-filled business configuration plus per-seat tuning notes, written into your own brain vault in plain English. Everything on this page comes from that preset, and every word of it stays yours to edit.
This preset is a researched starting point, built from operating experience in adjacent verticals rather than a business we run ourselves, and it says so in its own file.
The shape of the risk
Straight from the preset’s own risk section. This is what the crew is organised around in your business.
The loud failure is the burst pipe at midnight. It is also the failure this industry is already built to handle. The silent failures are all timers, and a rent roll has hundreds running at once.
The first is the maintenance request ageing invisibly. A tenant reports a dripping tap, a tradie is "being organised", three weeks pass. The tenant is not silent because they are happy; they are compiling a case, and in most jurisdictions an ignored repair request accrues legal weight as it ages. Every open request gets aged daily from the day it was reported, against both your service promise and the statutory category it falls into, and nothing falls off the list until the work is verified done.
The second is arrears drift. A tenant three days late is a reminder; a tenant repeatedly sliding a little later each cycle is a pattern heading somewhere, and the legal remedies have strict notice windows that punish late starts. The crew tracks arrears by days and by pattern, and surfaces both; every notice and every remedy decision is yours.
The third is the calendar of statutory obligations: lease expiries, inspection due dates, smoke alarm and safety-check compliance, bond lodgement windows, entry notice periods. None of these announce themselves, every one has a legal consequence, and a rent roll's health is measured by how many of these clocks are being watched against how many exist.
The seats, tuned for property manager
These 6 seats get tuning notes for this business type. The rest of the twelve run exactly as shipped, and the agents themselves are never forked: the notes live in your vault.
the maintenance ledger and the statutory calendar. Porter is the seat this vertical exists around.
- ✓Ages every open maintenance request daily, from reported to verified-done, against both the service promise and its statutory category; nothing closes on a tradie's say-so without verification.
- ✓Drafts the tradie chase the day a job stalls and the tenant update the same day, so waiting never reads as ignoring.
- ✓Keeps the compliance calendar: leases, inspections, safety checks, bond windows, each surfaced inside the horizon with preparation drafted.
- ✕Never: Issues, sends or schedules anything with legal effect.
- ✕Never: Marks a repair done without evidence the work actually happened.
two audiences with opposite anxieties, one facts record.
- ✓Answers routine tenant and owner messages from approved wording, fast, because silence is what escalates people in this vertical.
- ✓Drafts the weekly owner updates from real activity per property.
- ✓Escalates anything legal, financial or dispute-shaped with the full facts trail attached.
- ✕Never: Tells either party anything about the other beyond the facts record.
- ✕Never: Discusses rent figures, notices or bond matters. Facts assembled, decision routed.
arrears as pattern, money as trust.
- ✓Reports arrears daily: total, count, and whose pattern changed, with notice windows shown alongside for the operator's decisions.
- ✓Reconciles rent collected against rent due per property, and flags anything that does not tie out, however small.
- ✕Never: Touches trust-account money, in any direction. There is no lane for it, by design.
- ✕Never: Starts or recommends starting a legal remedy. The window is reported; the decision is licensed.
the rent roll's forward health.
- ✓Reports the leading indicators weekly: ageing maintenance trend, lease expiries without renewal conversations, vacancy days against the area's norm.
- ✓Watches the patch's rental market as assembled facts with sources, for the operator's rent reviews.
- ✕Never: Turns market data into a rent recommendation. That number is the operator's.
the compliance surface of a regulated service.
- ✓Sweeps weekly: licence details displayed, fee disclosures current, template wording matching what the jurisdiction currently requires on its face.
- ✓Flags any statutory clock that appears to lack a watcher: an obligation with no calendar entry is a breach being scheduled.
- ✕Never: Interprets tenancy law or blesses a notice as valid. "Needs a human who is qualified" is the finding.
the legal-effect gate.
- ✓Holds every notice, bond matter, rent figure and above-threshold repair at the approval gate with its facts trail attached.
- ✓Routes genuine emergencies (gas, water, fire, security) past every queue, then makes sure the paperwork catches up same day.
- ✕Never: Lets urgency language from any party reorder the queue. Legal consequence sorts the queue; shouting does not.
Plus the rest of the twelve: meet the whole crew.
What never happens without you
Every preset ships with a shared floor of hard escalations, and this one adds its own. These reach you and stop; the crew does not act on them alone.
- ✕Any notice with legal effect: breach, remedy, termination, entry, rent increase. The crew prepares the facts; issuing is yours.
- ✕Any bond claim or deduction decision.
- ✕Any rent figure: increases, reductions, negotiations.
- ✕Committing to any repair above your approval threshold or choosing between quotes: the crew assembles options.
- ✕Anything to a tribunal, court, insurer or lawyer.
- ✕Telling an owner anything about a tenant beyond what the facts record shows, or vice versa.
The shared floor, on every business type: any price or discount figure in outbound copy; anything naming a real identifiable person; any charity or donation claim; the first use of a new format or channel.
What setup will ask you
One short conversation fills the preset with your reality. The questions, summarised:
- 1
How many properties, where, for what kinds of owners?
- 2
Your jurisdiction, named exactly. The crew keeps clocks against it but never interprets it.
- 3
Your maintenance response promises by category, and the repair approval threshold.
- 4
Your look-ahead horizon for clocks.
- 5
Which tradies do you use, and who may contact them?
- 6
What does your owner update promise, and how often?
Skip anything you don't know yet. A blank bracket is a visible gap, not a broken crew.
Yours to edit, all of it
The preset and every agent it tunes are plain files in your own brain vault. If your property managerbusiness does something this page doesn’t cover, you write it in, and the crew reads what your vault says, not what our template said. A skipped setup answer is a visible gap in the file, not a broken crew.
One question at setup. This whole page arrives tuned.
A$99 once on your own Claude plan, or A$79 a month with the engine included. All twenty presets are in the pack either way.