For Australian residential property management agencies
AI ops layer for Australian property managers. Built beside your existing system, not instead of it. One place for maintenance, compliance, and owner updates — so your team handles 20% more properties without burning out.
No login · No email · Real Australian data · Resets hourly
Maintenance
Hot water out since yesterday
Bob Jones · 12 George St, Sydney
Smoke alarm beeping at night
45 Bourke St, Melbourne
Oven not heating
7 Queen St, Brisbane
AI suggestion
Hot water system failure. Dispatch plumber within 24h. — heuristic-v0 · 78% confidence
Everything above is a real product. Click anywhere on it to open the live sandbox.
Works alongside. Never replaces.
Three things. Done properly.
Tenants report via the app, a phone call, or a web form — it all lands in one inbox. AI suggests a category and urgency the moment it arrives. One click dispatches a contractor. SLA timer starts automatically.
See the inbox →Smoke alarms. Pool fences. Gas. Electrical. Minimum standards. Landlord insurance. Routine inspections. Every rule, every state, scheduled the day a property joins your portfolio. Book a contractor from the register — compliance closes itself when the job is done.
See the register →Fortnightly email digests, drafted by AI from actual activity. Every message is human-reviewed before it sends. Owners finally hear from you more than once a quarter.
See a sample digest →See it. Click it. Try it.
The sandbox is pre-loaded with five Australian properties, two tenants, one plumber, and a maintenance request in progress. No login. Nothing you can break permanently — data resets every hour.
Web admin
The admin cockpit is built for a desktop screen — it's a full ops-lead workstation. Open it in a new tab on your laptop to try it properly.
Open sandbox in new tab →Web admin
Unified maintenance inbox with AI triage suggestions, SLA countdowns on every row, one-click work-order dispatch to preferred contractors, portfolio-wide compliance register, AI-drafted owner digests. All behind Australian data residency and per-agency row-level security.
You already know these.
#1 · The phone tag tax
The average PM spends 10–12 hours a week on maintenance coordination — most of it phone tag. PM Friend gives tenants a 30-second submission flow in the app or a web form. AI pre-fills category, urgency, and suggested actions. Most requests are ready-to-dispatch in under a minute.
Fixed by
AI-triaged maintenance inbox
PM reviews suggestion → accepts → dispatches. Four clicks total.
#2 · The compliance exposure
Missing a compliance deadline — smoke alarm annual, pool cert, gas safety — is a direct exposure. PM Friend ships with per-state rules for all 8 Australian jurisdictions. Every property gets a compliance register the day it's imported. Book contractors from the same screen. Next year's obligation is auto-scheduled the moment one is completed.
Fixed by
Per-state compliance register
29 platform-default rules covering smoke, pool, gas, electrical, minimum standards, insurance, inspections.
#3 · The silent-landlord churn
Silence is the #1 reason landlords change agents. PM Friend drafts a fortnightly update in plain English — actual maintenance activity, compliance status, costs — that your PM reviews and sends with one click. Never silent. Never autonomous. Never generic.
Fixed by
AI-drafted owner digests
Every message is PM-approved before it sends. Human-in-the-loop is the product.
AI, honestly
Every message that reaches an owner, tenant, or contractor is reviewed by a property manager first. No autonomous actions. No hallucinated legal advice. If the AI flags an urgent issue, it's a suggestion — the dispatch only happens when a human hits the button.
The maths
A property manager handling 150 residential properties spends 10–12 hours a week on maintenance coordination. Even a conservative 40% time saving pays for PM Friend nearly two times over — and keeps your PMs from burning out.
Apply for a 60-day pilot →For a 150-property portfolio
Conservative assumptions. Doesn't count compliance exposure avoided, owner retention gained, or the fact that your PMs would rather keep their jobs.
Compliance — on day one
| Category | NSW | VIC | QLD | WA | SA | TAS | ACT | NT |
|---|---|---|---|---|---|---|---|---|
| Smoke alarms | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual |
| Pool safety cert | ✓ 3-yr | ✓ 4-yr | ✓ 2-yr | — | — | — | — | — |
| Gas safety | — | ✓ 2-yr | — | — | — | — | — | — |
| Electrical safety | — | ✓ 2-yr | — | — | — | — | — | — |
| Minimum standards | — | ✓ 5-yr | — | — | — | — | — | — |
| Landlord insurance | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual | ✓ annual |
| Routine inspections | ✓ 6-mo | ✓ 6-mo | ✓ 3-mo | ✓ 6-mo | ✓ 6-mo | ✓ 6-mo | ✓ 6-mo | ✓ 6-mo |
Platform defaults — cadences reflect typical AU regulation. Agencies are responsible for interpreting specific rules applicable to each property.
The pilot
We'll onboard 100 of your properties in an afternoon. Keep your existing PMS. No migration. No lock-in. If your maintenance cycle time hasn't dropped 30% in 60 days, you don't pay for month two.
Questions agencies actually ask
Everything on this page is in the sandbox. Ninety seconds with it tells you more than a thirty-minute sales call.