Work-order routing for 10K+ unit portfolios.
AskBaily pipes tenant repair requests from AppFolio, Buildium, and Yardi Breeze into a four-tier dispatch flow with inline licensing validation and a HUD-compliant audit trail. Emergencies route to on-call sub-trades within one hour; cosmetic items queue for monthly building-wide dispatch. Every event in the life of a work order is merkle-hashed into our Trust Ledger so you can hand a single PDF proof to an adjuster, a HUD inspector, or a fair-housing attorney without opening the rest of your operation.
AppFolio, Buildium, Yardi Breeze — integration roadmap.
We plug into the platforms you already pay for. Each integration carries its own legal MOU (tenant-consent PII transfer), OAuth + HMAC credential, and co-marketing approval before it lights up. We do not scrape; we do not forward tenant data without consent; we do not light up an integration until its vendor paperwork is signed.
Developer Portal issued OAuth + HMAC keys. Tenant-consent MOU drafting with AppFolio Legal. Webhook format validated end-to-end in stub mode.
RealPage Buildium Partner API team in security review. AskBaily SOC 2 docs shared; tenant-notification drill pending.
Yardi Technology Partners issued reseller paperwork. Technical integration in sandbox; co-marketing approval pending Yardi Brand Marketing.
Sub-trade dispatch via lib/sub-trade-graph.
Tenant work orders carry a category — plumbing, electrical, HVAC, appliance, structural, pest, other. The router maps each category to a trade class (licensed-plumber, licensed-electrician, licensed-hvac-tech, licensed-general-contractor, or unlicensed handyman for cosmetic) and then cross-references our sub-trade graph to find a pro with an active license, bonded insurance, and a truck within range of the building.
- Forced escalation on emergency keywords. A "normal" request that mentions "gas leak" promotes to emergency tier automatically. Escalation keywords: gas, leak, flood, fire, sparking, no heat, no hot water, sewage.
- Cross-building sub-trade bundling. If the same electrician is resolving outlets at building A and a panel upgrade is scheduled at building B two blocks away, the graph pairs them into one dispatch window. Cuts truck-roll overhead by 15-22% on portfolios above 20 buildings.
- Fallback on licensing breach. If the first-match pro's license has lapsed, the router silently promotes the second-match pro and logs the gap to the PM dashboard — the tenant never sees a delay.
- Tenant-relocation flag on sewage exposure. Plumbing emergencies tagged "sewage" trigger an automatic note that the tenant must be relocated per local habitability code. The PM gets a relocation checklist with local short-term-rental inventory pre-vetted.
Compliance audit trail via lib/trust-ledger.
Every event in the life of a work order — received, dispatched, accepted by pro, on-site, resolved, tenant-confirmed — is hashed into the Trust Ledger and issued a merkle-inclusion proof. The proof is exportable as a single PDF for HUD, state fair-housing attorneys, or insurance adjusters. The rest of your operation (other buildings, other tenants, other work orders) stays behind the cryptographic fence.
- T+0m00s Tenant submits repair request via AppFolio portal
- T+0m03s AskBaily receives webhook, hashes event, allocates routing
- T+0m09s Emergency keyword scan — promoted to emergency tier
- T+0m14s Licensed electrician within 2mi notified, accepts within 90 seconds
- T+42m Pro on-site, photos + diagnosis logged, de-energizes circuit
- T+1h48m Resolved, tenant confirms via SMS, merkle-proof issued
- HUD compliance. Every event carries a timestamp, an actor identity, and a cryptographic inclusion proof. A full audit packet rolls up in under 3 seconds.
- Insurance adjuster export. Single-PDF bundle with photos, timestamps, pro license verification, and tenant-signed confirmation. No portal credential handoff required.
- Fair-housing defensibility. If a tenant alleges retaliatory dispatch, the merkle proof shows the SLA response time relative to the emergency tier, categorically.
Frequently asked
- Which property-management platforms do you integrate with?
- AppFolio, Buildium, and Yardi Breeze are our three Phase 25 target platforms. AppFolio is furthest along (OAuth + HMAC sandbox credential granted via the AppFolio Developer Portal). Buildium is in active BD review with RealPage. Yardi Breeze is in technical-onboarding review with Yardi Technology Partners. We stub the integration for demo purposes until each vendor signs the legal MOU that covers tenant-consent for PII transfer.
- How does work-order routing work for emergencies vs cosmetic repairs?
- Four tiers: emergency (1h SLA), urgent (24h), normal (5-day), cosmetic (30-day monthly dispatch). Description text is scanned for escalation keywords — gas, leak, flood, fire, sparking, no heat, no hot water, sewage — and any match forces the priority tier to emergency regardless of what the tenant typed. Misrouted priority creates liability; we err upward.
- Are dispatched contractors licensed in my state?
- Yes. The licensing validator runs inline on every dispatch. California CSLB, Oregon CCB, Washington L&I, NYC HIC via DCWP, Indiana PLA, and Quebec RBQ are fully automated; every other jurisdiction uses our 72-hour manual review. A dispatch blocked on licensing status routes to a fallback pro in the same trade with an active license.
- How do you handle the audit trail for a HUD-compliant habitability case?
- Every work-order event — received, dispatched, accepted by pro, on-site, resolved, tenant-confirmed — is hashed into the Trust Ledger and issued a merkle-inclusion proof. The proof is exportable as a single PDF for HUD, state fair-housing attorneys, or insurance adjusters without giving them access to the rest of your operation.
- Do you support sub-trade coordination across buildings?
- Yes. If the same electrician is resolving an outlet issue at one building and a panel upgrade is scheduled at a second building two blocks away, the sub-trade graph will pair them into one dispatch window. Cuts truck-roll overhead by 15-22% on portfolios above 20 buildings.
- What's the price?
- Tenant-driven repairs are charged at 8% of the pro's invoice to the property manager, paid by the PM (not the tenant). We do not charge per-tenant or per-unit subscription. For enterprise portfolios (5,000+ units) we drop the take-rate to 6% under a Master Services Agreement.
AskBaily serves 80+ cities with intake coverage in 88+ jurisdictions. Six jurisdictions are fully automated inline (California CSLB, Oregon CCB, Washington L&I, NYC HIC via DCWP, Indiana PLA, Quebec RBQ); every other jurisdiction routes through a 72-hour manual review. For portfolios above 5,000 units we will sign a custom Master Services Agreement with dedicated ops + a 6% take-rate — contact partnerships.