What is the best maintenance app for landlords?

Most maintenance stress comes from treating every request as equally urgent. It is not, and the law does not think so either.

• Emergency. A threat to safety or the building: no heat in winter, no water, gas smell, sewage backup, active leak, failed exterior lock. Same day, documented.
• Urgent. Habitability affected but nobody in danger: broken refrigerator, dead outlet circuit, slow leak. Days, not weeks.
• Routine. Cosmetic or convenience. Batch and schedule, and tell the tenant when, rather than leaving them guessing.

Telling a tenant which bucket their request is in prevents most escalations. Silence is what turns a routine request into a complaint, and eventually into a repair-and-deduct.

Maintenance tracking is now table stakes rather than a differentiator. Every platform in the table below includes it, at these prices as read on 2026-08-27:

Every figure read from the provider's own pricing page on 2026-08-27. Plans change, so check before you decide.

Because the feature is near-universal, pick on the record quality instead: does it timestamp the report, keep the tenant's own words, hold photos before and after, and let you export the history?

Maintenance records decide deposit disputes, repair-and-deduct claims and habitability cases, and they are worthless if they live in a text thread. For every request keep the date and time reported, who reported it, what they said in their own words, what you did, when, who did it, what it cost, and photos before and after.

• Log the request even when you fix it that hour. The undocumented fast fixes are exactly the ones a tenant later says never happened.
• Record entry notice separately. Most states require advance notice before entry, usually 24 hours, and that notice is a separate record from the work order.

See what counts as an emergency repair and your state rules on entry and repair timelines.