Built for Real-World Property Operations
Engineered for small-to-mid residential portfolios (up to 50–100 units), single-family rentals, multifamily communities, and independent property managers.
4-Tier Asset Hierarchy
Accurately represents real estate legal structures and physical inventory:
- Portfolios: Legal ownership entities, LLCs, and client account boundaries.
- Properties: Physical street addresses and tax parcel boundaries.
- Buildings: Multi-story structures, access gates, and utility meters.
- Units: Rentable physical spaces with bed/bath counts, square footage, and target rents.
Features an automated unit turnover state machine (vacant ↔ turnover ↔ maintenance_hold) with auto-generated make-ready work orders.
Leasing Lifecycle & AR Engine
Complete end-to-end lease agreement orchestration:
- Multi-party signatories (primary tenants, co-signers, and guarantors).
- State machine:
draft→active→expiring→renewed→terminated. - Itemized recurring monthly charges (pet rent, storage, parking, utilities).
- Configurable late fee policies (flat fee, % balance, % rent) with statutory caps.
- Move-out termination workflows with statutory deposit countdown timers.
Maintenance & Vendor Dispatch
Full lifecycle work order orchestration built directly into the sovereign core. Seeded from real-world residential property scenarios:
- Severity Triage: Strict priority levels (
emergency→high→medium→low) with instant operator status counts. - Trade-Filtered Dispatch: Instant contractor matching by specialized trade (plumbing, electrical, HVAC, roofing, structural).
- Vendor Tax Compliance: Visual W-9 compliance verification flags (
w9_received) and 1099-NEC classification guards. - Make-Ready Automation: Unit turnover state changes automatically spawn make-ready punch list work orders.
- Preventative Scheduler: Automated recurring schedules for HVAC air filters, boiler inspections, and fire safety systems.
Observed from active local development instance running on native Node.js 22 & SQLite WAL.
Document Attachments & Media Safety
Enterprise-grade media sanitization without third-party cloud binaries:
- Zero-dependency RFC 7578 streaming multipart parser.
- Automated EXIF stripping for JPEGs and PNGs to preserve tenant privacy.
- Executable script neutralization for PDFs (
/JavaScript,/Launch,/EmbeddedFiles). - Strict anti-polyglot magic byte verification and per-operator storage quotas.
Universal Entity Conversations
Threaded, context-aware communication linked directly to real estate records:
- Attach threaded notes and messages directly to Properties, Leases, Units, or Work Orders.
- Immutable audit trail of operator communications, tenant notices, and vendor quotes.
- Centralized inbox view aggregating all portfolio activity in real time.
System Admin & Observability
Built-in operational telemetry directly in the web interface:
- Dedicated
/admincontrol center rendering live process health (CPU, RSS, heap). - Operator storage quota gauges and disk utilization meters.
- Rate limiter observability metrics and dead-letter failure queues.
- Zero-dependency backup scheduler daemon with automated WAL snapshotting.