Built for landlords and small property management companies whose repair requests arrive by phone, text and email and live in someone's head. Four forms cover the whole loop: the Maintenance Request Form (with an accommodation-request option and no health questions), the Triage Guide that sorts Emergency, Urgent and Routine with one after-hours script, the Work Order and Vendor Dispatch Slip with a not-to-exceed amount, and a Notice of Entry with the date, time window and a number to reschedule.

The workbook gives each request one row. It looks up the owner's approval limit, flags anything that needs approval (emergencies are dispatched first), and measures the first visit against the targets you set. The Dashboard shows what is open, waiting on an owner or past target, owner-paid spend this month, year to date and per door, the top properties by spend, a vendor scorecard, vendors with expired certificates or no W-9, overdue preventive tasks and a 12-month trend. Notice periods and repair timelines are settings you fill in for your state; the example uses Washington's as its own.