Maintenance Made Easy for Property Managers
Coordinate vendors, resolve work orders, and keep maintenance moving—without adding headcount.
Properties
Pros
Works with Any Software
Our maintenance coordination works with all property management software. We work within your process so you can seamlessly insert Lula into your maintenance strategy.
Maintenance With Lula is Easier
Without Lula, property managers juggle intake, vendors, scheduling, billing, compliance, and follow-up, often acting as the maintenance department themselves.
With Lula, you instantly add a fully staffed, AI-powered maintenance team that handles the work end-to-end, with no subscription fees or added headcount.
Without Lula |
With Lula |
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| Full Access to Vendor Network |  |
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| Flat-Rate Catalog | |
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| 30+ Services | |
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| Complete Scheduling and Coordination | |
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| Portal Access for Real-Time Statuses | |
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| AI Triage and Troubleshooting | |
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| On-Site NTE Authorization | |
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| Multiple Quotes | |
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| Customized Reports | |
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| 24/7 After Hours and Weekend Answering Services | |
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| Quality Assurance and Follow-Ups | |
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| Review Boosting | |
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| Service Categorization Guarantees | |
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| Compliance and Documentation | |
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| Vendor Payment Management | |
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Less Maintenance Headache. More Work Getting Done
One of the biggest pain points for property managers is constantly following up with vendors for updates. With Lula, you get full visibility into work orders you’ve assigned to Lula—eliminating guesswork and reducing mistakes.
Spend less time chasing vendors- Reliable coverage
- Greater visibility
- Reduce repeat work
Who We Serve
Property Managers, Investors, and REITs
Own or manage a portfolio of rental properties? Get access to an entire network of contractors in minutes.
Service Providers
Are you looking to take your business to the next level? Start by joining the industry’s best contractor network.
Frequently Asked Questions
Who qualifies for Lula’s maintenance coordination service?+
Lula’s maintenance coordination service fits residential property managers and owner-operators whose maintenance is fully outsourced, with no in-house W-2 technicians. Lula does not currently coordinate or dispatch in-house technicians. Lula connects to your property management system through two-way integrations with AppFolio, Buildium, Rent Manager, and Rentvine, as well as platforms such as Property Meld.
How does Lula’s property maintenance pricing work?+
Lula’s maintenance coordination service has no monthly, annual, or setup fee, and Lula earns only on completed work, billed as a single line item. Common jobs are priced through Lula’s Flat-Rate Maintenance catalog of 450+ jobs, where the quote is the invoice. Handyman work is priced flat-rate if the specific scope is in the catalog, or hourly if not.
Where does Lula property maintenance operate?+
Lula property maintenance operates in 50+ markets across the United States and continues to expand into new ones. Lula’s Make-Ready service for unit turnover runs in 11 staffed metros: Atlanta, Cincinnati, Columbus, Dallas, Houston, Indianapolis, Kansas City, Minneapolis, Oklahoma City, Phoenix, and St. Louis.
Does Lula handle commercial property maintenance?+
Lula property maintenance serves residential rental portfolios: single-family rentals, smaller multifamily properties, and build-to-rent communities. Commercial and industrial real estate fall outside Lula’s service scope. Within residential portfolios, Lula Pros cover trades including HVAC, plumbing, electrical, appliance repair, painting, roofing, seasonal, and handyman work.
How is Lula’s maintenance coordination different from coordinating work orders manually?+
Lula’s maintenance coordination service gives you a ready bench of 9,000+ vetted, licensed, and insured independent Pros. You see every job’s status in real time, with on-site not-to-exceed authorization and quality assurance follow-ups on completed work. Your preferred providers stay in place: assign them work directly, and Lula can work with them if they pass compliance.
What does Lula, a property maintenance company for property managers, do?+
Lula, a residential property maintenance company, runs work orders from resident request to completed job without adding headcount. LuMi, Lula Maintenance Intelligence, handles white-labeled resident intake: it verifies the resident, troubleshoots the issue, captures photos, and creates a structured work order. Lula schedules each job with a Pro within 24 hours, so your maintenance coordinator spends the day on exceptions and judgment calls.
