Self-manage your lettings without the chaos.
Built for UK landlords with single lets and HMOs. Tenants report repairs by link, QR code or a plain text message, and AI sorts every text into a categorised, prioritised repair for you. You also get response clocks, rent tracking, inspection reports, a compliance calendar and a dispute pack in one click.
Tenants just text. Porchlights does the sorting.
No forms, no apps, no "which category is this?". A tenant texts or WhatsApps the problem in their own words, with photos if they like. Within seconds it becomes a proper repair: a clear title, the right trade category, an urgency level and a response clock. The tenant gets a reference and a reply-by time straight back.
Boiler leaking and no hot water
Why: no hot water and an active leak that could get worse within days.
Every repair, from report to "it's fixed".
Each repair gets reply-by and fix-by targets the moment it's reported. Book a tradesperson or get quotes from a job link, keep the tenant updated automatically, and finish with photos and the tenant's sign-off.
- Reported by QR codeMon 09:12 · 2 photos
- AcknowledgedMon 09:40 · within target
- Alex Pipe Plumbing bookedTue 08:00 · quote £95
- Fixed, with photosTue 10:25
- Tenant confirmed it's fixedTue 18:02
Know who's paid, and whether your rent is right.
Rent schedules, payments and arrears for every tenancy, with friendly reminders and a running statement. Then check your rent against similar homes nearby, with links to the official forms if it's time for an increase.
Never miss a certificate or a deadline.
Gas safety, EICR, EPC, deposits, licences and registrations for England, Wales and Scotland, all on one calendar alongside rent and inspections. You're reminded before anything expires, and certificates go to tenants with proof they were served.
- Gas safety · 12 Oak RdDue in 6 days
- HMO licence · Castle StDue in 21 days
- Mid-term inspection · Flat 2Booked
Everything a self-managing landlord needs
Repairs, rent, inspections and compliance in one place, with the paper trail done for you.
How Porchlights compares
General landlord apps are built around accounting. Porchlights is built around running tenancies well and proving it.
| Porchlights | Typical landlord app | |
|---|---|---|
| Tenants report without an app or login (link, QR, SMS, WhatsApp) | Yes | Usually needs the tenant app |
| AI sorts text-message reports into category, title and urgency | Yes | No |
| Hard-coded emergency routes (gas, CO, fire, flood, electrical) with instant email and text alerts | Yes | Rarely |
| AI market rent check against similar local listings, with the right rent increase forms | Yes | Rarely |
| Response clocks, reminders and an honest log of missed targets | Yes | Rarely |
| Room-level HMO tenancies, shared areas and redacted per-room records | Yes | Limited |
| Certificates sent to tenants with proof of service | Yes | Sometimes |
| Check-in / check-out reports with tenant sign-off and automatic comparison | Yes | Often an add-on |
| One-click dispute pack for ombudsman, council, deposit scheme or court | Yes | No |
| England, Wales and Scotland rules and wording | Yes | Mostly England only |
| Accounting and Making Tax Digital | Not included, by design | Yes |
Simple pricing
Unlimited properties, rooms and tenants. Every feature included.
Monthly
- Unlimited properties and rooms
- Text-message reporting with AI triage
- Cancel any time
Yearly
- Everything in monthly
- Two months free
- One invoice a year
30-day free trial, no card needed. Porchlights does not provide accounting, tax or Making Tax Digital services.
Give your tenants a better way to report problems.
Set up your first property in five minutes and print a QR poster for every room.