Work orders priced from your own service catalogue, with a not-to-exceed limit and the owner’s approval recorded before anyone picks up a tool.
The month-end conversation becomes about the work, not about who agreed to it.
And every one of them lands in the same queue, carrying where it came from.
Both are standard practice in the trades, and both are missing from most property software.
A ceiling on the job, separate from the estimate. The vendor knows what they can spend without coming back, and you know the worst case before you send anyone. An invoice above it is a conversation, not a surprise on a statement.
Jobs over your threshold can require the owner’s say-so first. How they approved, when, and any note they added are kept on the work order — so the charge that reaches their statement is one they already agreed to.
Around 320 standard items ship with the system, by trade, each with a default rate, markup and who normally pays. Raising a job fills itself in, and the line is snapshotted so changing the catalogue later never rewrites a job already done.
Items know whether they need a licensed trade, whether they qualify as an emergency call-out, and whether they are capital rather than expense — which is the difference between a repair and an improvement at tax time.
Preventive schedules raise their own jobs when they fall due, so the annual service is not something you remember in month eleven.
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