Property management without the enterprise.
Maintenance, leases and a resident portal for a handful of buildings — the same platform the large portfolios run on, with none of the machinery you'd never use.
Built so you're never asked to ignore features that don't apply to your properties.
Everything you need, nothing you don't.
Most software for small portfolios is enterprise software with the price changed. This is the same engine, with the parts that only matter at scale left switched off.
Maintenance
From the moment someone reports a problem to the invoice-ready record of who fixed it.
- Requests with photos, triaged into tracked work orders
- Vendor dispatch, with a fee-free portal your contractors actually use
- COI tracking, so an uninsured contractor can't be assigned
Leases
The lease record and what it means for the month — without rebuilding a rent roll in a spreadsheet.
- Rent schedules, editable abstracts and a portfolio rent roll
- Renewals with notice dates calculated from the lease end date
- Critical dates exported, so nothing turns up as a surprise
Residents
A door for your residents that isn't your mobile number at nine on a Sunday.
- Residents sign in to see their lease and documents
- Requests submitted with photos, from a phone
- Notices posted once, read by everyone
If you own New York buildings, you want the other one.
BedRok.Plus has no rent regulation, no HPD/DOB/ECB compliance, no NYC property tax and no capital-improvement filings. That's deliberate — carrying them would mean screens you'd never open. New York buildings need BedRok.NYC, which has all of it.
The same core underneath.
Not a cut-down edition. The engine is the one a three-hundred-location portfolio runs on — you just aren't paying for the parts of it you'll never touch.
Requests → work orders
Requests come in with photos, get triaged, and convert into tracked work orders with vendor dispatch.
Vendor portal, no fee
Vendors sign in by magic link — no password, and no charge to the vendor to receive or update work.
Approved-vendor rules
Per-property rules stop an unapproved or uninsured contractor being assigned where they aren't allowed.
COI tracking
Certificates of insurance with expiry emails, so lapses surface before someone is dispatched.
Inspections
Run inspections from templates, capture photos, and produce a PDF report.
Projects
Track projects with cost-to-finish alongside the day-to-day work orders.
Properties and units
The spine everything attaches to — properties, buildings, and the units inside them.
Leases and rent roll
Rent schedules, editable abstracts, rent roll, and a critical-dates export.
Reports and exports
KPIs, analytics, and Excel exports — current when you look at them, not assembled by hand.
Roles and SSO
Users, roles, and Microsoft Entra single sign-on through your own directory.
Your branding
Per-tenant branding, a vanity domain, and your own terminology throughout.
Audit log
An audit row on every change, so you can always answer who did what and when.
A ledger — rent payments, expenses, income and cash flow — is coming. It isn't built yet.
Four more, only if you want them.
Built and live today. Switch one on when it earns its place, not because it came in a tier you had to buy.
Critical-date alerts
Lease expiries, renewal notice windows and COI expirations surface as alerts before they bite.
Preventive-maintenance schedules
Recurring work — filters, service visits, seasonal jobs — generated on schedule as real work orders.
SLA targets & vendor scorecard
Response and completion targets by priority, with a scorecard built from the work orders themselves.
Quotes & bid award
Send an RFQ with scope, collect bids with messages and revisions, and award the work on the record.
The same guarantees on every line.
A smaller portfolio is not a reason for weaker handling of your residents' data.
Row-level isolation, enforced
Separation between tenants is forced at the database row, not left to application code remembering to filter.
An audit row on every change
Changes are written to an audit trail as they happen — who changed what, and when.
SSO through your directory
Microsoft Entra single sign-on against the client's own directory, with a nightly roster sync so leavers lose access.
Read-only oversight
A read-only oversight role for people who need to see the portfolio without being able to change it.
We follow SOC 2-oriented practices and are happy to walk your team through architecture, access, and data handling. What we won't do is claim a certification we haven't earned.
Sized to what you actually own.
We haven't set published bands for BedRok.Plus, and we'd rather tell you that than invent one. Tell us what you run and we'll quote it — and if the honest answer is that you don't need software yet, we'll say that too.
Talk to us →Show us what you run.
Half an hour, the actual product, and a straight answer about whether it fits. No slide deck and no pressure.
- A 30-minute walkthrough
We open the product and show the parts that apply to your properties.
- Your data, if you want
Send a spreadsheet of units and leases and we'll load it before the call.
- An honest read on fit
If you own New York buildings we'll point you at BedRok.NYC instead.