Home Property managers Small businesses About Get the free Count

For property management firms in North Jersey, Manhattan and Brooklyn

Nothing buried.

Maintenance requests come in by text, portal, email and phone. Some of them stop moving, and nobody sees it until the tenant calls again, or calls the city.

I find the buried ones, count them, and rebuild your maintenance desk inside the system you already use. It starts with a free count from one export.

Get the free Count Book a call

Who this is for

Your firm
Owner-led, managing 500 to 3,000 rental units for outside owners.
Where
Essex, Hudson, Bergen, Passaic, Union and Morris counties, Manhattan and Brooklyn.
Your software
AppFolio, Yardi, Buildium or any other property system. You keep it.

Where requests get buried

Every request travels the same loop. Each stop is a place it can sink out of sight.

  1. Request comes inRequests arrive in four places and get typed again into one.
  2. Vendor assignedVendors get picked from memory.
  3. Owner approvesSpend over an owner's limit waits on an email.
  4. Tenant updatedTenants call for updates. Some call the city.
  5. Job closedJobs get closed after a round of phone tag.
  6. Invoice paidInvoices get paid without a check against the job.

The same loop, rebuilt inside your system

What each stop looks like once it's wired. These are examples of what the build installs, not client data. A person on your team approves anything that moves money or reaches a tenant.

  1. Request comes in
    Text from a tenantExample

    Hi, the kitchen sink in 4B is leaking under the cabinet.

    Thanks. We logged this as a plumbing request for Unit 4B and will text you when a plumber is scheduled.

    Logged in your property system, from a reply your team approved.
  2. Vendor assigned
    Dispatch rule matchedExample
    Request
    Plumbing, active leak
    First call
    Your plumber
    No answer
    Your backup plumber
    After hours
    Your on-call line
    Your rules, your vendors.
  3. Owner approves
    Owner approvalExample
    Water heater replacement, Unit 4B Over this owner's approval limit
    ApproveDecline
    Nothing moves money without a person's yes.
  4. Tenant updated
    Text to the tenantExample

    Your plumber is scheduled for Tuesday morning. Reply here if anything changes.

    Reply STOP to opt out
    Sent as your firm, from a template your team approved.
  5. Job closed
    Completion checkExample
    Completion photo from your plumber

    Your plumber marked the sink in 4B fixed. Reply YES if it's working.

    YES

    Closed once the tenant confirms.
  6. Invoice paid
    Invoice checkExample
    Plumbing, Unit 4BHeld for review
    Above your rate card for this job.
    Approve paymentAsk the vendor
    Checked against your rate card before anyone pays.

How it works

  1. Buried Request Count Free

    Send an export of your open requests and tell me your system and plan. Inside a week you get a one-page Count: how many requests are buried, and for how long. It also says whether your plan lets a build connect through a login or API key your firm issues. If it doesn't, you hear that before you pay anything.

    LocalLayerExample

    Buried Request Count

    Prepared for your firm, from your open-requests export

    Requests buried
    How long they've waited
    Can a build connect on your plan?
    YesNot on your current plan
    Your system and plan

    One page. Back inside a week. Free.

  2. Sprint Two weeks

    It starts within 5 business days of payment. In week one I give every open request an age and a next step, so the backlog clears first. Then you get a real baseline from your own records and a fixed-price build plan any builder could carry out. If vendor supply is your real bottleneck, the plan says so and recommends not building.

  3. Build Fixed price

    I build the new loop inside your system: intake from any channel, vendor dispatch rules, tenant update texts, a completion check, an invoice check and an owner approval lane. It runs in shadow mode first. Builds start within 5 business days of signing.

What it costs

  • Count: free.
  • Sprint: $5,000, refunded unless the map delivers a real baseline and a fixed-price plan.
  • Build: fixed price, quoted from the map.

Who does the work

Kevin Monangai
Kevin Monangai

I do the work myself. You deal with me from the Count to go-live, with no handoffs.

I played running back for the Philadelphia Eagles and Minnesota Vikings and coached for the New York Giants. Today I'm an Executive Director at JPMorgan. LinkedIn

Your data and your system

For the Count

For the Count, send only request number, property and unit codes, category, date opened, current status and date of last update. Please leave out tenant names, phone numbers, emails and payment details. We use the file only to prepare your Count, keep it encrypted, and delete it within 30 days of sending you the Count unless you sign a Sprint.

For the Sprint and the Build

  • I connect through an API key or login your firm issues for this work, and you can revoke it at any time.
  • Access is read-only through the Sprint and shadow mode, wherever your plan allows.
  • Every action is written to an action log.
  • A person on your team approves anything that moves money or reaches a tenant.
  • In the Sprint we check whether your software vendor's terms allow this access.
  • The work stays in the system and phones your team already uses.
  • When we stop working together, you revoke the credential that day.

Start with the free Count

Send your open-requests export and the name of your system and plan to kevin@locallayer.ai. Send only the fields listed under Your data and your system. No call needed.

Email your export Book a call instead

No calls or new starts December 7 to 20.