A calm inbox, not an 11pm text.

No. They open a link and fill in one box. There's no app, no account, no password and nothing to install. That matters most for the tenants least likely to set one up, which tend to be the tenancies where you most want to hear about a problem early.

From the tenancy's record, however you already talk to that tenant. There's a WhatsApp button that opens the message pre-written with the link in it, an email button that does the same, and the link itself to copy anywhere else. The WhatsApp button hands the message to your own WhatsApp and stops there. You choose the recipient and press send. LetBuddy doesn't message your tenant on your behalf without you asking. The one message you can ask it to send on its own is the receipt when they report a repair, and that is off until you switch it on.

It chases. Emergencies are chased in hours: one still untouched two, six and twelve hours after it was reported comes back at you. Everything else runs on its priority target, three days for high, a week for medium, a fortnight for low, and one still open past that returns at 1, 3, 7, 14, 30 and 60 days late. All of it runs on our side whether or not you've signed in. It goes to you and nobody else. Your tenant is never chased and no contractor is instructed.

Yes. Any report mentioning damp or mould is flagged as a hazard, however it was worded, and put on a response clock: investigate within 10 working days, a written summary to your tenant within 3 working days of that, and safety work started within 5. Emergency hazards get 24 hours to investigate and make safe. You're alerted at half time, near the deadline and if it passes, and each step is dated on the repair's record. You can flag or clear a hazard yourself on any job. These are the timescales Awaab's Law sets for social landlords in England; the Renters' Rights Act lets the Government extend them to private renting, with the date still to be set, so for now they're the benchmark rather than the law.

It's added to the job that's already open rather than creating a second one, and the job shows how many times it has been reported. When a report looks like the same problem but LetBuddy isn't sure, or it came from a different household in the same building, the new job is marked as a possible duplicate and you decide whether to merge it. Merging moves the photos and messages across and keeps a note of both reports.

Yes. Every job has a download: a PDF of that repair from report to resolution, with each step dated and how long after the report it happened. It covers replies to the tenant, visit times offered with the notice given, visits agreed directly, quotes and invoices from the trade, hazard deadlines and when each was met, and the photos. It's built from what LetBuddy recorded at the time, which is what makes it worth showing.

If you want them to. When a trade sends an invoice through their job link, accepting it can file it and record it as a repairs and maintenance expense against the property in one click, dated and linked back to the job. It then counts in your quarterly figures and your year-end pack like any other expense. If the invoice comes in well above the quote you accepted, the job's record says so.

The reporting page says what to do first, before anything about telling you: turn the water off at the stopcock, the free 24-hour gas emergency number, 105 for power, and 999. That's first on the page because reporting a gas leak to a landlord isn't the right first move. Then the report reaches you flagged as an emergency and keeps coming back, at two hours, six and twelve, until you've picked it up.

Yes, and the app won't pretend you gave notice you didn't. Times a tradesperson offers through their link are always at least 24 hours out, because that's the written notice your tenant is entitled to. When something needs somebody this afternoon you ring your tenant, agree it, and record it as a visit you arranged directly. It goes on the case record as agreed with them rather than as 24 hours' written notice. Those are different facts in a dispute, and the record keeps them apart.

Yes. Set a job to repeat (a boiler service, gutters, an alarm test, an inspection) and choose how much notice you want. It appears on your maintenance board that far ahead of the date, as an ordinary request with the same statuses, trade handoff and photos as anything else, then rolls forward to next time. The notice is yours to set because a boiler service that turns up on the day is no use in January.

It becomes a maintenance request against that property and tenancy, with a title, a priority and the tenant's own words kept. You're emailed, the request appears on your maintenance board, and a draft reply to the tenant is waiting for you to review and send. The whole exchange is logged against the tenancy as a dated record.

No. A self-employed plumber won't sign up to your software to quote a gutter. Each job can carry its own private link. They open it, see what the job is and roughly where, and send back a price, an invoice or photos. It works from a WhatsApp message or a text. The link covers that one job, expires after 30 days, and you can revoke it in one click.

The job, its priority, and the outward half of the postcode. Enough to price the work and decide if it's in their patch. Not your tenant's name, not their contact details, not your other properties, and not the other jobs on that one. You can share the full address with a tick once you've decided they're attending. Nothing they send back changes your records until you accept it.

Only if you say so, per job. With it switched on, the trade offers up to three windows through their link and your tenant picks one through theirs, no earlier than 24 hours away, so the notice your tenant is entitled to is on the record. Neither gets the other's phone number or email, and neither can message the other. It's times and an answer, nothing else. You're told at every step, including when none of the times work. Leave it switched off and you arrange access yourself.

It drafts the quote request (the job description, the property address, the trade you need) and sends it once you click. Nothing goes to a contractor automatically. For a repair that will cost money at somebody else's property, the decision to instruct is yours.

Yes. The same link shows the gas safety, electrical (EICR) and energy (EPC) certificates for their property, and they can open and download them whenever they want. Those are the three you have a duty to give the tenant rather than just hold. Everything else the compliance calendar tracks, such as licensing and alarm checks, stays on your side.

The link contains an unguessable token that resolves to one tenancy, and it only works while that tenancy is active. It shows nothing about your other properties, your finances or your other tenants. You can replace the link at any time from the tenancy record, which immediately kills the old one. Do that when a tenancy ends or a link is forwarded somewhere it shouldn't have gone.

No. It reads the description, suggests a title and a priority, and writes a draft reply for you. It never emails your tenant, never contacts a tradesperson, and never books anything. It also flags damp, mould and safety hazards and spots repeat reports of a problem already on your board. LetBuddy does email you on its own (reminders about certificates, chases on late repairs, jobs coming round again) but every one of those is addressed to you. Anything going to a tenant or a trade leaves because you sent it, or, for the repair receipt only, because you switched it on.

Because a tenant defending an arrears claim will routinely counterclaim for disrepair, which puts your maintenance history in front of the judge. A dated record of what was reported, when you responded and what you did is the answer to that, and it has to have been kept as the tenancy ran. A log written afterwards is argument. One written at the time is evidence.