01 Maintenance intake for rental owners
Tenants tap the link on the fridge magnet, photograph what broke, and the ticket lands already stamped with the unit number and the time it came in. You send it to a vendor, close it, and the whole thread stays on that unit's repair history for as long as you hold the deed.
Unit 2B, 7:41 a.m.Photo received
02 Where the money actually goes
Owners with two to forty doors rarely lose money on the plumber. They lose it on the twenty minutes of phone triage, the second truck roll, the drywall that got soaked while nobody wrote anything down, and the deduction that could not be proved at move out.
A tenant sends "water everywhere" from a number you half recognize. You spend the next twenty minutes working out which building, which unit and where the shutoff sits behind the toilet.
35 hours a yearTwo calls a week of pure triage
A supply line that drips for six weeks before anyone mentions it turns a valve swap into cabinet, subfloor and drywall work, and a tenant who now needs somewhere to sleep.
180 dollars to 2,600Same fitting, six weeks apart
Your handyman arrives without the model number, the breaker location or a photo of the fitting. He leaves, orders the part, and comes back nine days later.
95 dollar trip chargePaid for a visit that fixed nothing
A tenant disputes the vanity damage at move out. Your evidence is a memory and a receipt with no photo, so you settle at half rather than book a court date.
450 dollars written offTypical split on a contested claim
03 How a ticket moves
Nothing here asks a tenant to create an account or remember a password. The link is the whole product surface they ever see.
Every unit gets a permanent short link and a printable QR card. Owners tape it inside the cabinet door under the kitchen sink, stick the magnet on the refrigerator, or paste the link into the lease welcome email.
Three taps: what broke, which room, two photos. The unit number, the lease holder and the time of arrival attach on their own, so nobody has to type an address at eleven at night.
Pick a plumber, an HVAC tech or your handyman from your own vendor list. The address, the gate code, the access notes and the tenant photos go out as one text or email, and the reply with an arrival window posts back onto the ticket.
Enter the invoice amount, attach the after photo, mark it done. The job drops onto that unit's repair history and onto your year end expense export, where it stays whether the tenant renews, leaves or takes you to small claims.
04 What is in the product
Every record hangs off the door number. Tenants come and go, vendors change, and the file stays where it belongs.
Unit 4B keeps the same link and the same QR card through three tenancies, a repaint and a new water heater. Print the cards once and the intake path never changes again.
Up to eight photos and one short clip per report, compressed on the phone so a basement with one bar still uploads. Each file carries the arrival time and the unit it came from, and nothing can be swapped out later.
Your plumber gets the job, the address, the gate code and the tenant photos as a plain text message, with no login to remember. His reply with an arrival window lands back on the ticket where the tenant can see it.
Open a unit and read every job it has ever had in date order, with vendor, cost, cause and photos. The third garbage disposal in two years stops being a feeling and becomes a line you can act on.
Water, no heat, gas odor, smoke alarms and lockouts text your phone within seconds and flag amber on the board. A sticking closet door waits quietly for the Monday digest, which is exactly where it belongs.
Export a dated PDF of every repair, photo and invoice for one unit across any range of months. It is the document you hand a departing tenant, an insurance adjuster or a small claims clerk, and it prints in about nine seconds.
05 What changes in the first year
Figures below are medians from 412 accounts that have been reporting through LeakTicket for at least twelve months, measured against the twelve months before they started.
Photo reporting catches a running toilet or a weeping shutoff while it is still a Tuesday morning job. Fewer problems reach the point where somebody has to be paid double to come out on a Sunday.
Triage moves into the form, so you read a queue in one sitting instead of taking six calls across a workday. Owners running 18 to 40 doors report the largest share of this.
Dated before and after photos turn a disagreement into a document. Most disputes settle in a single afternoon once the tenant sees a photo file with the same date as the lease start.
The closing step asks for the after photo and the invoice figure before it will let the job move to done. What is easy to skip in a notebook is hard to skip here.
06 Owners on the board
I have fourteen doors and I used to keep repairs in a spiral notebook that lived in the truck. Last April a tenant sent me a photo of a rust ring under the water heater pan at six in the morning, and my plumber had it swapped before noon. The notebook never once did that for me.
Twenty six units across four buildings, and the piece that changed for us was the vendor thread. My electrician sees the photos and the panel location before he leaves the shop, so he brings the right breaker the first time. Second trips went from routine to rare in about two months.
A tenant moving out argued the vanity damage was already there when she signed. I pulled the unit file, printed nine dated photos going back three years, and she signed the deduction that same afternoon. One export covered four years of what I pay for this.
07 Plans and prices
No per ticket fee, no charge for the tenants who report and no charge for the vendors you dispatch. Add or drop units in the middle of a month and the next invoice follows you.
For the owner who bought a duplex, then a fourplex, and now answers every call personally.
$19per month, US dollars
The plan most self managing owners land on, from ten doors up to a full forty.
$49per month, US dollars
For the owner who now manages for two or three other families as well as for herself.
$119per month, US dollars
Every plan is billed monthly in US dollars and can be cancelled at any time. There is no setup fee, no annual commitment and no charge for tenant or vendor access. If you cancel, your unit histories stay exportable for thirty days and we mail you the archive on request.
08 Questions owners ask first
Plans are $19 a month for under 10 units, $49 a month for the Portfolio plan up to 40 units, and $119 a month for the Manager plan up to 150 units. A unit is one leasable door, so a duplex counts as two and a single family rental counts as one. Common areas, garages and storage rooms can carry their own links at no extra charge. Every plan is billed monthly in US dollars and you can stop it at any time from the account page.
Most owners are taking live tickets the same evening they sign up. You add properties and unit numbers by hand or paste a spreadsheet, and the links and QR cards generate straight away. The slowest part is physically posting the cards in the units, which owners usually fold into their next filter change round. If you want your old repair records loaded, send us a spreadsheet or a folder of invoices and we do the import for you within three business days.
Only you, the people you invite onto your account, and the single vendor you dispatch for that specific job. Vendor links expire seven days after a ticket closes, and a vendor never sees another unit or another owner's board. Files are stored encrypted on servers in the United States, and we do not sell them, license them or train anything on them. You can delete a photo, a ticket or an entire unit history yourself whenever you want.
LeakTicket exports to CSV in the column layout that QuickBooks, Stessa and Buildium expect, so your bookkeeper retypes nothing at tax time. Ticket events can post to a webhook if you keep your own spreadsheet or database. You can also forward maintenance email into a property inbox and it arrives as a ticket on the right unit. We do not replace your accounting, your lease signing or your rent collection, and we are not trying to.
You cancel from the billing page in two clicks and the plan runs to the end of the month you already paid for. Nothing renews after that and no cancellation fee is charged. Your data stays exportable for thirty days as a ZIP file, with the photos in dated folders and the tickets in CSV. After that window it is removed from the live system, and from our backups within another sixty days.
There is no app to install and no account for a tenant to create. The link opens in whatever browser is already on the phone, works on a five year old Android, and the form reads in English or Spanish. For tenants who do not use a smartphone, you can post a voicemail number that transcribes into the same queue, or type the report yourself in ten seconds while they are still on the phone with you. In practice the QR card taped inside the sink cabinet gets used more than any other route.
The Repair Log
Field notes on maintenance work, habitability rules, and repair economics for owners running 2 to 40 rental units.
practical guide
Judges decide repair disputes on the paper trail, not the story. Here is the record a small landlord should build from the first tenant message to the final vendor invoice.
comparison
Three ways to get a work order closed, three very different cost structures. Compare wage plus workers comp, trip charges and after hours rates, and percent of rent plus markup.
mistakes to avoid
Most deposit cases are lost by the owner, not won by the tenant. These are the deduction errors that turn a fair charge into a refund order, plus penalties in some states.
09 Talk to us
We will load two of your real unit numbers into a sandbox board before the call, so you are looking at your own building instead of a demo property in a city you have never visited.
Send the export and we will map it onto your units before the call, so you can see three years of history sitting on the right doors.
One reply from a person, usually within a business day, and we never pass your address to anyone else. If you would rather write directly, email jimenezjulien42@gmail.com.
