Best property maintenance software UK, according to Reddit? There is no single winner. Landlords on r/uklandlords most often name COHO, Arthur and Re-Leased for maintenance tracking, a large group still runs everything on a spreadsheet, and almost everyone agrees the repairs module is the weakest part of general property software. If maintenance is your actual problem, a dedicated maintenance platform beats a bolt-on module - that is the gap Plan@Job exists to fill, and we say that as one option among several below.
What Reddit threads actually say
We read through the main UK threads on this topic so you do not have to. The real discussions, with links:
- What property management software do you use? (r/uklandlords) - the most useful thread. COHO gets praise for maintenance tracking, e-signing and compliance dates. Re-Leased is called user-friendly with Xero, Sage and QuickBooks integration. Hammock is rated for bookkeeping but weak on admin. Landlord Vision gets called clunky. The recurring theme: tools are good at finance or good at admin, rarely both, and people churn between them.
- Recommendations for a management software (r/uklandlords) - the top answer for small landlords is, honestly, Excel. Tabs for income, expenses, CP12 and EPC dates, tenancy details. Landlord Studio, Lendlord, Rentila and the NRLA tool all get mentions. The spreadsheet is the real market leader at the small end.
- Modern landlord - useful software (r/uklandlords) - landlords assemble stacks: Arthur Online so tenants can report maintenance through an app, OpenRent for listings, forms tools for screening. Tenant-reported maintenance via an app is repeatedly named as the feature that separates paid tools from free ones.
- What software do you use to manage properties and tenant requests? (r/UKHousing) - a manager who tested Buildium and Yardi and settled on AppFolio for ticketing, and still needed manual workarounds for repairs.
One caution from us: several of these threads contain founders quietly recommending their own product. Weigh named, repeated recommendations more than one-off mentions.
Quick comparison
| Option | Best for | Rough cost | Main complaint on Reddit |
|---|---|---|---|
| Excel / Sheets | 1-5 properties, finance tracking | Free | Nothing gets chased automatically |
| COHO | HMOs, compliance dates | Per-property monthly fee | Fewer mentions outside HMO use |
| Arthur / Re-Leased | Agents wanting tenant apps + accounting integration | Per-unit monthly fee | Admin depth varies, price at scale |
| Fixflo | Agents logging repairs at volume | From £75/month software fee, 50-property minimum (pricing) | "Glorified logging solution" - logs the repair, does not deliver it |
| Plan@Job | Getting repairs quoted, done and signed off | Free for property managers | Newer platform, UK-focused |
The objections nobody addresses
"Software just logs the problem, it does not fix the boiler." This is the sharpest criticism in the threads and it is fair. A ticket system without contractors attached still leaves you ringing trades. Whatever you pick, ask: does this tool end with a signed-off repair or with a nicely formatted ticket?
"I only have four properties, why would I pay monthly?" Reddit's spreadsheet camp is right at that scale for bookkeeping. The economics flip when repairs start eating your evenings: one no-show electrician costs more in chased hours than a year of most tools. Free-to-use platforms change that maths entirely.
"The reviews inside these threads are planted." Sometimes true. Cross-check any tool you shortlist against an independent review site and a free trial before committing.
Where we fit, honestly
Plan@Job is not accounting software and will not replace Hammock or a spreadsheet for your tax return. It does one job: a property manager raises a maintenance issue, vetted contractors send line-item quotes, the work is delivered with photo evidence and signed off, invoicing follows. It is free for property managers, with no card required. If your pain is repairs rather than rent ledgers, see how it works for property managers. If your pain is bookkeeping, one of the finance tools above will serve you better - we would rather you pick the right tool than pick us for the wrong job.
We wrote more on the delivery loop in repairs quoted, done and signed off without the phone chase.
FAQ
What property management software do UK landlords actually use? Per the r/uklandlords threads linked above: spreadsheets at the small end, then COHO, Arthur, Re-Leased, Landlord Studio and Hammock, usually in a stack rather than one tool. There is no dominant single product.
What is the best free option? A well-built spreadsheet for finances, plus a free maintenance platform for repairs. Plan@Job is free for property managers; Property Hawk gets mentioned as a free legacy tool but with limits.
Is Fixflo worth it for a small portfolio? Fixflo's own pricing page lists a £75 monthly software fee and a 50-property minimum, so it is aimed at agencies, not small landlords. Reddit's one substantive Fixflo thread questions whether it does more than log issues.
Why do Reddit landlords distrust property software reviews? Because vendors post in these threads. Look for recommendations that recur across multiple threads and years, and test on a free tier before paying.
Does any software actually handle the contractor side? Most tools stop at the ticket. Platforms with a contractor marketplace attached (Plan@Job, and Fixflo's marketplace add-on) are the exceptions - compare how each vets trades and what it costs the contractor, because contractor fees affect who turns up.
This page summarises public Reddit discussions and our own operating experience. We are not affiliated with Reddit.