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Cut maintenance admin by 30% without replacing your PMS.

Every silent landlord is a churn risk. Every missed compliance task is avoidable exposure.

AI ops layer for Australian property managers.

Your PMs are doing this manually today. PMFriend's AI takes over the typing — maintenance triage, compliance reminders, owner digests — while PropertyMe, PropertyTree, or Console Cloud stay as your source of truth.

Try Live Sandbox Apply for a 60-day pilot →

No registration required

Built for AU agencies. Sits beside PropertyMe, PropertyTree, Console Cloud and REST Professional.

PMFriend Agency Overview dashboard preview — tap to open the live demo
Tap to open the live demo →

No login · No email · Realistic AU sample data · Resets hourly

Works alongside. Never replaces.

PropertyMe · PropertyTree · Console Cloud · REST Professional

Three things. Done properly.

One tool for the three things that fill your PMs' day.

Maintenance operations

Tenants report on WhatsApp (photos, voice notes, any language), by email, or a web form. AI suggests a category and urgency the moment each report arrives. One click dispatches a contractor. SLA timer starts automatically. When the job closes, the tenant answers one question: fixed, or not.

See the inbox →

Compliance automation

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 →

Owner transparency

Owner digests covering the last fortnight, drafted by AI from actual activity. Every message is human-reviewed, and you choose when it sends. Owners finally hear from you more than once a quarter.

See a sample digest →

ChatGPT & Claude connector

Ask your portfolio anything.

Connect ChatGPT or Claude to your PMFriend account (standard OAuth, read-only, no tenant names ever leave) and the director stops asking you for numbers. The same Attention list you see on the home screen, the rent roll, SLA breaches, overdue compliance, work-order spend by month, one property's whole history — answered in a sentence, with the maths shown.

How the connector works →

"What needs my attention right now?"

→ the Attention Inbox, item by item: the tenant who said "not fixed", the AC that failed twice this month, the expired licence, three requests past SLA.

"Which contractor keeps coming back?"

→ completed jobs, not-fixed rate and median days per contractor over the last year.

"When does my rent roll renew?"

→ lease end dates bucketed by month, with the concentration risk the AI noticed by itself.

ChatGPT · @pmfriend

A real ChatGPT session on our Doha demo portfolio, recorded 14 September 2026. Waiting time is sped up; the answers are not edited.

WhatsApp intake

Tenants use the number they already have. In the language they already speak.

A photo of the leak, a four-second voice note in Hindi, a location pin from the driver's phone — every message lands in the inbox as a transcribed, classified request, and the tenant gets an acknowledgement back in their language within seconds. English, Arabic, Hindi, Urdu, Malayalam, Tamil, Bengali, Sinhala, Tagalog, Ukrainian and Russian.

  • Photos travel with the job — the plumber sees the leak on the job page before leaving the van
  • Voice notes transcribed on arrival; three photos sent seconds apart become one request
  • "Reply 1 if fixed, 2 if not" — the tenant closes the job, not the contractor: a 1 closes it, a 2 sends it back to the contractor and lands on your home screen in red. No answer for 7 days (you choose the number) and it closes marked "no reply", never as confirmed
  • Emergencies wake someone — a burst pipe or a dead AC in July sends an immediate WhatsApp to the on-call number you configure; keep your own emergency process too

The "2" becomes Tenant says it's not fixed at the top of the property manager's Attention Inbox — and counts against the contractor next time.

Contractor magic link

The tradie never logs in. Ever.

Every dispatched job generates a 14-day URL the contractor opens on their phone — that's the live page in the bezel. They accept, schedule, mark on-site, and complete with a final cost. Four taps total. No passwords to forget. No app to install.

  • No login. The link IS the access. Tokens are SHA-256 hashed server-side.
  • 14-day TTL. Expired link → PM clicks "regenerate" → new URL out in a second.
  • Final-cost capture. Contractor types the number when they finish; it lands in your work-order ledger.
  • Access letter with a scan-to-verify QR. For buildings with a concierge or security desk: tick "include gate pass" at dispatch and the contractor carries a pass that expires with the job.

👉 Open it on your own phone — same URL, same interface.

Live
Contractor portal

The tradie's magic-link URL opens here. Coming online with the hosted sandbox.

You already know these.

The three things costing your agency the most, every week.

#1 · The phone tag tax

Tenants ring three times before anything is booked.

The average PM spends 10–12 hours a week on maintenance coordination alone — most of it phone tag. PM Friend gives tenants a short web form they open from a link, with no app and no login. 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

Smoke-alarm renewals slip, and the bill lands on your desk.

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. Generate each property's compliance register in one click after import. Book contractors from the same screen. Next year's obligation is auto-scheduled the moment one is completed.

Fixed by

Per-state compliance register

30 platform-default rules covering smoke, pool, gas, electrical, minimum standards, insurance, inspections.

#3 · The silent-landlord churn

Owners only hear from you when something goes wrong.

Most lost managements are sales or owners moving in, but 16% go to a competitor (Macquarie, 2023), and those are the ones you can keep. 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

AI suggests. Your team decides. Always.

Every message the AI writes for an owner, tenant, or contractor is reviewed by a property manager first. The only automatic messages are fixed templates with no AI text in them (acknowledgements, status updates, "reply 1 if fixed, 2 if not"). 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

Pays for itself in week one. Every hour after that is margin.

A property manager handling 116 residential properties (the Macquarie 2023 average) loses hours every week to maintenance coordination, inspection write-ups, and owner comms. PMFriend's AI takes most of that off their plate — for less than the cost of one PM hour per week.

See pricing → Apply for the pilot

For a 2-PM agency, ~200 doors · Growth plan

PMs in the agency
2
Hours reclaimed per PM / week (all features)
~15 hrs
PM hourly cost (conservative)
$35 / hr
Annual labour saved (2 × 15 × 52 × $35)
$54,600
PMFriend Growth ($149/mo × 12)
$1,788
Net annual benefit
+$52,812 · 30×

Hours reclaimed sourced from per-feature breakdown (inspection report writer 4–6h, arrears 2–3h, triage 2–3h, digests 1–2h, entry notices 1–2h); maintenance coordination alone is 10–12h of it. $35/hr is conservative: the award rate plus super is about $33, a senior PM costs $50–65. At 1 PM / 116 doors payback is week one. Doesn't count compliance exposure avoided, owner retention gained, or tribunal cases newly winnable on Scale. Agencies above 500 doors fit Scale — same labour-saved math, priced per door.

Compliance — on day one

Platform-default compliance templates for all 8 Australian jurisdictions — change a cadence or switch one off for your agency.

Defaults checked against each state's legislation in September 2026. Generate a property's register in one click; obligations that fall before each tenancy appear when you record the lease. It's a reminder tool, not a legal certification — every screen says so in plain English. Set the real due dates by hand or in the certificate-register import, and change a cadence or switch a rule off for your agency under Compliance → Rules.

Category NSW VIC QLD WA SA TAS ACT NT
Smoke alarms✓ annual✓ annual✓ before each tenancy✓ replace at 10 yrsannual, recommended✓ start of each tenancyannual, recommended✓ before each tenancy
Minimum standards—✓ before each renter——————
Gas safety—✓ 2-yr——————
Electrical safety—✓ 2-yr——————
Pool safety cert✓ 3-yr✓ 4-yr✓ 2-yr (1-yr shared)—————
Landlord insurance · practiceannualannualannualannualannualannualannualannual
Routine inspections · practice, law caps entry6-mo6-mo3-mo6-mo6-mo6-mo6-mo6-mo

✓ = a legal duty in that jurisdiction; plain text = practice or a recommendation. Agencies are responsible for interpreting the rules that apply to each property.

The pilot

60 days. 100 properties. Zero risk.

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.

We'll be back to you within a business day. No drip email sequences. No sales scripts.

or

Pick a time that suits you. Brings up a slot picker — no email needed up-front.

Questions agencies actually ask

FAQ.

Will I need to replace PropertyMe / PropertyTree / Console?
No. PM Friend is an ops layer. Your existing PMS keeps the trust ledger. We handle maintenance, compliance, and owner comms. No migration.
What data does PM Friend need?
Properties, tenants, owners, and contractors — imported via CSV in about five minutes. No API integrations required for the pilot.
Where is our data hosted?
On AWS, with tenant-level isolation. When you become a customer, your agency is deployed in Australia — AWS Sydney (ap-southeast-2), where inbound email is already received. The public sandbox and demo data run in Frankfurt (eu-central-1). Backups 14-day point-in-time. Handled under the Australian Privacy Principles — the full map is on the privacy page.
Does the AI ever send anything autonomously?
Nothing the AI writes goes out unreviewed — digests, notices and replies are drafted by AI and sent by a human. The only automatic messages are fixed templates with no AI text: "we received your message", status updates, and "reply 1 if fixed, 2 if not", in the tenant's language.
What does the AI see?
Only the report text — and the photo, if the tenant sent one — goes to AI for triage; no other personal details are transmitted. Names, addresses, phone numbers and account info stay in our own database.
Who uses the product day-to-day?
Your PMs and ops lead. Tenants, owners and contractors use WhatsApp, email and links — no logins, no app installs for them.
How much does it cost?
Three plans, excluding GST (added only where it applies): Pilot $79/mo (up to 100 properties, first 60 days free), Growth $149/mo (up to 500), above 500 doors: Scale — a platform fee plus a per-door rate, quoted for your portfolio. See pricing →
What if we outgrow the pilot?
Nothing converts silently. On day 60 we review the before-and-after numbers with you; if you continue, the Pilot plan starts billing on day 61, and you move to Growth when you pass 100 properties. Cancel any time — any admin can export all your data in one click.
Can we see it before a call?
Yes. The sandbox above is the real product. Click around. Break things. It resets hourly.

Stop reading. Start clicking.

Everything on this page is in the sandbox. Ninety seconds with it tells you more than a thirty-minute sales call.

Try the sandbox Apply for pilot