Property management software for landlords who do it themselves
Property management software for landlords should take the day-to-day jobs off your plate without turning you into an agency. Gaffy does three of those jobs well. Your tenants report repairs through a link on their phone, every request lands in one maintenance inbox, and your gas safety, EICR and EPC certificates sit in a vault that warns you before they expire. It's built for UK landlords with a handful of properties who manage them themselves, and it costs £12 a month for up to 5 properties, with the first month free.
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What property management software for landlords actually needs to do
Most property management software in the UK was built for letting agents first and landlords second. That's why so much of it feels heavy: client accounts, team permissions, owner statements, marketing listings. A landlord managing two to ten homes doesn't need most of that. What you need is for the recurring, risky jobs to stop depending on your memory:
- Repairs reported properly, with photos, against the right property, so nothing gets lost in texts.
- A clear view of what's open, what's booked and what's done.
- Certificates that can't quietly expire. A gas safety check is needed every 12 months, according to the Health and Safety Executive, and an EICR at least every 5 years in England, according to GOV.UK.
- Documents in one place when a tenant, council or mortgage lender asks for them.
- Your own trusted trades to hand, next to the properties they look after.
Gaffy covers all five. It deliberately doesn't cover rent collection, accounting or tax filing, which many landlords already handle with an accountant, a spreadsheet or dedicated accounting software.
How Gaffy works as landlord property management software
Tenant repair link, no app
Every property gets its own link. Your tenant opens it in their phone's browser, says what's wrong and attaches up to 5 photos. It takes about a minute, and there's no app to download or account to create. You can text it, add it to your welcome email, or stick it inside a kitchen cupboard.
Maintenance inbox
Every report arrives in one inbox, filed against the right property. Requests move from New to Scheduled to Done, so you can see at a glance what's waiting on you.
Repair history with photos
Each request keeps its photos and outcome. When the same boiler plays up next winter, you can see what happened last time and who fixed it. That dated record also matters if you ever need to show how quickly you responded to a problem.
Certificate vault with expiry reminders
Tag documents as gas safety (CP12), EICR or EPC and add the expiry date. Gaffy flags anything expired or expiring soon. Leases, insurance, invoices and inspection reports live alongside them. The lease, gas safety record, EPC and EICR are shared with the tenant by default. Other documents stay private.
Your trades as contacts
Keep your plumber, electrician and handyman in your contacts, linked to the properties they cover. We never dispatch contractors or take a cut of a job.
Inventory, photos and costs
Record what's in each room and its condition, keep dated move-in and move-out photo sets for deposit evidence, and log what each repair cost against the property.
We'll set it up for you
Short on time? Tell us about your properties and we'll set them up in Gaffy for you, so your tenants can have their repair links straight away.
Property management software for small landlords: what to compare
When you compare property management software UK options, these questions sort the agency tools from the landlord tools:
| Question | Why it matters |
|---|---|
| Does it price per property, per tenancy or per user? | HMO landlords pay very different amounts depending on the model. Gaffy prices per property. |
| Do tenants need to download an app? | Tenants who won't install an app go back to texting you. Gaffy uses a browser link. |
| Does it remind you before certificates expire? | Storage alone won't stop a gas safety check slipping. |
| Is rent and accounting included, and do you need it? | Paying for accounting you won't use makes software expensive. |
| Can someone set it up for you? | Setup is where most landlords stall. |
| Is the price final? | Gaffy is not VAT registered, so no VAT is added. |
Property management software UK pricing for Gaffy
- Up to 5 properties: £12 a month.
- Each extra property: £4 a month. For example, 8 properties is £24 a month and 10 is £32.
- First month: free, no card needed.
- Setup: we'll set up your properties for you if you'd like.
- Cancel: any time.
When Gaffy isn't the right property management software
We'd rather you pick the right tool than the wrong one quickly. Gaffy isn't a good fit if you:
- want rent collection, bank feeds or arrears tracking in the same tool
- need Making Tax Digital submissions from your property software
- run a letting agency with staff, client accounts and owner statements
- want contractors dispatched and managed inside the software
For those needs, look at accounting-led landlord software or agency platforms. Our comparison pages lay out the differences fairly, with sources.
How to get started
- Sign up free. No card needed for the first month.
- Add a property. Enter the address and upload your gas safety, EICR and EPC with expiry dates.
- Send your tenant their link. Repairs start arriving in your inbox with photos.
- Add your trades so the right number is a tap away.
FAQ
What is the best property management software for landlords in the UK?
It depends on what you need. For landlords who self-manage a few properties and want repairs and certificates handled, Gaffy is built for exactly that. If accounting and tax are your priority, an accounting-led tool will suit you better.
Do small landlords need property management software?
Not always. With one property and a good memory, a spreadsheet can work. Software earns its place when you have several properties, tenants contacting you on different channels, or certificates on different renewal dates.
How much does property management software for landlords cost?
Gaffy is £12 a month for up to 5 properties plus £4 a month per extra property, with the first month free. Other tools range from free plans to agency pricing; check each provider's pricing page.
Does Gaffy collect rent?
No. Gaffy focuses on repairs, certificates and documents. Keep your existing method for rent.
Do tenants need an app?
No. Tenants report repairs through a link in their phone's browser, with up to 5 photos, and don't need an account.
Can Gaffy remind me about gas safety certificates?
Yes. Add the expiry date when you upload the certificate and Gaffy flags it as it approaches.
Will you set up my properties?
Yes. Tell us about your properties and we'll set them up for you.
Is VAT added to the price?
No. Gaffy is not VAT registered.
Related
Sources
- HSE, gas safety for landlords FAQ
- GOV.UK, electrical safety standards in the private rented sector
- Google Ads Keyword Planner, UK, last 12 months to August 2026 (search demand)
- Gaffy pricing
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