Operations and automation for property managers in Gainesville and Alachua County.
The deposit claim that went out on day 31.
Tenant damage the owner paid, and markup never billed. We walk your office, put a dollar figure on the ones that cost you every year, then fix them, starting with the tools you already use.
A Gainesville company. Free first call, in English or Spanish. We usually call back the same business day.
The walk starts at $500. Bigger businesses get a quote on the free call. Start a fix of $1,500 or more within 30 days and the walk fee comes off its price.
Walk sheetProperty manager, 212 rentals, GainesvilleTime back for the example property manager: about 30 hours a year
Yours is built from your own records.
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Most fixes land in what you already use: AppFolio, Buildium, Excel or a tool we build.
On the walk, we find which of these your office has. See the full list for property managers
For property management offices the owner runs.
What you keep Keep AppFolio or Buildium. We work on everything around it, and we never move money, sign for the broker or send a notice in your name.
Water heater leaking
Email from the tenant in CDR-2
Hi, the water heater in CDR-2 is rusted at the base, and the pan under it is dripping. Hot water still works. You can go in, just text me first.
Read into your open work orders
| Work order | Unit | Urgency | Owner's limit |
|---|---|---|---|
| MPM-26-0413 | BRM-108 | Today | 500.00 |
| MPM-26-0414 | CDR-2 | 2 days | 400.00 |
MPM-26-0414 read from the email. Nothing typed.
You can stop after any of them.
A free call, by phone. You tell us where the week goes. We tell you plainly whether a walk would pay for itself.
A visit to your office, and a look at your records.
The walk starts at $500. Bigger businesses get a quote on the free call. Start a fix of $1,500 or more within 30 days and the walk fee comes off its price.
Not worth it to you? Text or email us within 7 days of the call where you go over your sheet, and you get the walk fee back.
Every problem in dollars, usually within a week of getting your records. You keep it either way.
One fix, priced before work starts, and a monthly check you can cancel any month.
On a student lease, the claim notice went out certified on day 21 and the deposit was applied. Within two miles of UF, the average deposit with a guarantor is $52, about 4% of the average without one (UF Off-Campus Life, 2026-27). With a deposit that small, almost any damage runs past it, and the guarantor owes the rest once your office sends the bill.
The fix: every move-out with charges past the deposit goes on one list with its guarantor, and the bill is drafted for your OK. This is one of the things a walk looks for.
Your office writes the claim notice and mails it certified, or emails it only where you and the tenant signed the email addendum (F.S. 83.49 and 83.505).
Move-out inspectionBramble Court 204, bed C
Charges 335.00 over the deposit, and no bill to the guarantor in 20 days. Bill drafted for your OK.
Balance335.00
Guarantor on file: Anderson, Robert, guaranty signed 4/12/25
A 212-rental property manager. Each stop shows the same screen before and after the fix, and the walk ends on the sheet's total.
Deposit claims sent after day 30
| A | B | C | D | |
| 1 | Unit | Moved out | Day of 30 | Claim notice |
|---|---|---|---|---|
| 88 | OAK-3Garcia, Ana | 7/28/2026Lease to 7/31 | 2427 | Charges readyDay 30 is Thu 8/27 |
| 89 | BRM-204-C | 7/31/2026 | 24 | Sent 8/24 |
Counted from lease end 7/31, not move-out day 7/28All 131 move-outs counted from move-out day
Moved out July 28, three days early. The careful count starts that day, so day 30 is Thursday.Counted from move-out day, so day 30 is Thursday, August 27.
LostWon back $2,700 a yearFrom the example property manager's move-out list: 6 claims last season went out after day 30, on house and duplex leases. The average claim is an example figure.
Tenant-caused repairs never charged back
Bill
| # | Description | Amount | Customer |
|---|---|---|---|
| 1 | Toilet augered, wipes removedPhoto attached | 135.00 | Owner, OWN-0142BRM-212, beds A and B |
Not billableBillable, 67.50 each
Tech's note says wipes. Paid by the owner.From the tech's note and the lease. For your OK.
The plumber's photo shows wipes. The owner paid the bill.Charged back to Beds A and B, 67.50 each.
LostWon back $1,620 a yearFrom the example property manager's work orders and vendor photos: 2 tenant-caused repairs a month that the owner paid.
Markup never added to vendor bills
| A | B | C | D | |
| 1 | Date | Vendor bill | Amount | Markup 10% |
|---|---|---|---|---|
| 5 | 9/4/2026 | Kestrel Air | 245.00 | 24.50 |
| 6 | 9/11/2026 | Dunlin Plumbing | 410.00 | Not added41.00 |
Goes to the owner portal Thu 10/15Markup added, for your OK
Keyed in by hand, Dunlin's bill got no markup. Your agreement says 10%.The 10% markup, 41.00, added to Dunlin's bill.
LostWon back $1,260 a yearFrom the example property manager's vendor bills against its management agreements: about 5% of 1,400 bills a year went out with no markup.
August move-ins pack most turns into a few weeks. Your sheet works from your own records.
Our article has the two Florida deposit deadlines in plain words.
Lost before any fix $6,420 a year
The total also counts vendor bills matched by hand, the sheet's last row.
Time back for the example property manager: about 30 hours a year.
At 6:30 a.m., the claims and charge-backs that need you are on your phone.
Before The bills wait in the inbox, and a claim not started yet slips past day 30.
Tell us what eats your week. If a walk wouldn't pay for itself, we'll say so on the call.
Not worth it to you? Text or email us within 7 days of the call where you go over your sheet, and you get the walk fee back. Full terms
Most owners I meet lose their evenings to the same few jobs: the quote typed up at night, the invoice that never went out, the call nobody got back to.
Before Lumora I did the paperwork at a water damage company, and I automated most of it. Now Lumora walks businesses around Gainesville and does the same.
I speak English and Spanish, so your office can work in either.
Franco A. SotoOwner
