Landlords
Owners running their own blocks who want the month's position without assembling it from messages.
- Units
- Rent
- Reports
Property Management
Rental Management Platform Every property, unit, tenant and payment in one place.
A rental management platform designed to simplify property operations, tenant management, payments and the day-to-day administration that fills a property manager's month.
- Built for
- Landlords, managers, agencies
- Collection
- M-Pesa · invoicing · receipts
- Covers
- Rent, utilities, maintenance
- Technology
- Laravel · Vue · MySQL
PropertiesTenantsRent & invoicesUtilitiesMaintenance
Units · Block A
A-101
OccupiedA-202
OccupiedA-303
VacantA-404
DueA-505
OccupiedA-606
OccupiedRent collection
M-Pesa STK PushPaid
InvoiceKES ———
WaterKES ———
BalanceKES ———
01 · The problem
Rent is collected. Knowing what is outstanding is the hard part.
Most property operations run on a spreadsheet, a phone full of M-Pesa messages and a caretaker who remembers everything — until they do not.
These are common operational challenges in property management rather than a description of any particular landlord. The platform is designed so the answers live in one system instead of several heads.
Balances worked out by hand
What each tenant owes is recalculated every month from messages, notes and memory.
Payments that arrive unlabelled
Money comes in without a clear link to a unit, a tenant or a month.
Utilities charged separately
Water and electricity are tracked outside the rent, then reconciled manually at the end of the month.
Maintenance by phone call
Requests arrive verbally and are lost unless someone writes them down and follows up.
No view across properties
Each block is understood on its own; the portfolio as a whole is never in one place.
Everything runs through one person
Only the owner or one manager can answer any question about any tenant.
02 · Who it is for
Whoever answers for the rent at the end of the month.
The platform is designed for operations where several units, several tenants and several kinds of charge have to be kept straight at once.
Property managers
Managers responsible for properties on an owner's behalf, who have to be able to show what happened.
- Tenants
- Invoices
- Maintenance
Property agencies
Agencies handling multiple owners and portfolios who need structure rather than a bigger spreadsheet.
- Portfolios
- Roles
- Subscriptions
Caretakers & staff
The people on the ground handling requests, readings and day-to-day issues at the property.
- Maintenance
- Scoped access
03 · How it works
From a property on the books to a month that reconciles.
The rental lifecycle, modelled the way it actually runs: structure first, then people, then money, then the record of both.
-
01
Property
The property is set up with the details that apply to everything inside it.
Structure
-
02
Units
Units are created under the property, each with its own rent and occupancy status.
Structure
-
03
Tenant
A tenant is placed in a unit, and the tenancy becomes the thing charges hang from.
People
-
04
Invoice
Rent and any other charges for the period are raised against the tenant.
Money
-
05
Payment
The tenant pays — M-Pesa payment is part of the platform — and it lands against the invoice.
Money
-
06
Receipt
The payment is receipted and the tenant's balance updates without anyone recalculating it.
Money
-
07
Reporting
Collection, arrears and activity can be read per unit, per property or across the portfolio.
Position
Structure before money
Properties and units exist first, so every charge and payment has somewhere specific to belong.
The month repeats
Invoicing is a cycle, not a one-off, and the platform is built around it repeating.
A record per tenancy
What was charged, what was paid and what is outstanding stays with the tenancy.
04 · Key features
What the platform covers.
The capability areas a property operation actually runs on, described in the terms a landlord or manager would use.
Properties
Each property is a record in its own right, with the units and activity that belong to it.
Units
Units carry their own rent, occupancy status and history, so a block can be read unit by unit.
Tenants
Tenant records hold the tenancy, the unit, the charges raised and the payments received.
Rent
Rent is raised against the tenancy for the period rather than tracked as a note beside a name.
Invoicing
Charges for a period become an invoice the tenant can be shown and the manager can follow.
M-Pesa payments
Tenants pay on the rails they already use, and the payment is recorded against the invoice.
Utilities
Water, electricity and similar charges can be raised against a unit and included in what is owed.
Maintenance
Requests and issues are recorded against the unit and the property instead of living in a phone call.
Payroll
Operational payroll for property staff can be supported where it is configured.
Roles and permissions
Owners, managers, caretakers and staff get the access their role needs and no more.
Subscription management
Account subscription and billing are handled inside the platform for agencies running it as a service.
Reporting
Collection, arrears, occupancy and activity can be read at unit, property or portfolio level.
05 · Dashboard
The month, visible without assembling it.
What is occupied, what has been paid, what is outstanding and what needs attention at the property — on one screen.
Overview
Properties
Tenants
Invoices
Utilities
Maintenance
Units occupied
Vacant
Collected
Outstanding
Units · Block A
OccupancyA-••1
PaidA-••2
PaidA-••3
DueA-••4
VacantA-••5
PaidA-••6
DueA-••7
PaidA-••8
PaidRecent payments
M-Pesa
RCP-••••
Rent
Receipted
KES ———
RCP-••••
Rent
Receipted
KES ———
RCP-••••
Water
Receipted
KES ———
RCP-••••
Rent
Receipted
KES ———
Tenant statement
Unit A-•••Rent · this monthKES ———
WaterKES ———
GarbageKES ———
Previous balanceKES ———
Total dueKES ———
Request payment · STK Push
Send invoice
Maintenance
Open
Resolved
06 · Roles and access
Not everyone needs to see the money.
Roles and permissions decide what each person works with — which is what makes it safe to give a caretaker an account.
Landlord / owner
Owns the property and wants the position rather than the paperwork.
In the platform
- Sees collection and arrears
- Reads the portfolio or one property
- Follows occupancy over time
- Reviews reports without chasing anyone
Property manager
Runs the property day to day and answers to the owner.
In the platform
- Manages properties, units and tenants
- Raises invoices and records payments
- Handles utilities and charges
- Follows maintenance to completion
Caretaker / site staff
On the ground, dealing with what actually happens at the property.
In the platform
- Receives and updates maintenance requests
- Records issues against the right unit
- Works with scoped access only
- No financial visibility unless granted
Tenant
The person paying, who mostly needs to know what they owe.
In the platform
- Sees what is due and why
- Pays through M-Pesa
- Receives receipts against the invoice
- Raises maintenance requests where enabled
07 · Rent collection
Money that arrives already labelled.
The difference between a payment and a useful payment is whether anyone has to work out what it was for.
Rent and other charges are raised as invoices against the tenancy, so when a tenant pays through M-Pesa the payment lands against an invoice, a unit and a period — and the balance updates without a recalculation.
Invoice first
Charges for the period are raised against the tenancy before the money moves, so there is something for a payment to match.
M-Pesa collection
Tenants pay on the rails they already use, rather than through a channel the property has to explain.
Receipt and balance
A recorded payment produces a receipt and moves the balance — one action, not three.
Charges beyond rent
Utilities and other charges sit on the same statement, so the tenant sees one figure.
Arrears in the open
What is outstanding is a number the system holds, not one someone reconstructs each month.
A cycle, not an event
The platform is built around the month repeating: invoice, pay, receipt, report, again.
08 · Day-to-day operations
The work between rent days.
Collection is one month's job. Utilities, maintenance, staff and account administration are the rest of it.
Utilities
Charges raised against the unit and carried into what the tenant owes, so consumption and rent are not two separate conversations.
Maintenance
Requests recorded against the unit, assigned to whoever handles them and followed until they are closed.
Payroll
Operational payroll for property staff, supported where it is configured for the organisation.
Subscription management
For agencies running the platform as a service, subscription and billing are managed inside the system.
09 · Business benefits
What changes when the portfolio runs on one system.
Practical outcomes, stated without invented figures.
The position is always current
Collection and arrears are read from the system rather than assembled at month end.
Payments that reconcile
Money arrives against an invoice and a unit, which removes most of the matching work.
Less dependence on one person
Roles let a manager or caretaker do their part without the owner being the bottleneck.
History that survives turnover
Units keep their record when tenants and staff change.
The portfolio in one view
Several properties can be read together instead of one spreadsheet at a time.
Fewer disputes about balances
What was charged, paid and receipted is recorded, so a disagreement has a reference.
10 · Technology
A SaaS platform, built as one.
Multiple organisations, roles, subscriptions and a payment integration — the platform is engineered as a product that keeps running, not as a one-off build.
Laravel
Vue
M-Pesa
MySQL
Subscriptions
Hosting, environment configuration and integration credentials stay private to each deployment.
Clients
- Web application (browser)
- Manager & owner views
- Tenant access where enabled
Application
- Laravel application
- Vue interface
- Properties, units, tenancies
- Invoicing & receipting
- Maintenance & utilities
Integrations
- M-Pesa
- STK Push
- Subscription billing
Data
- MySQL
- Tenancy & payment history
- Activity records
Architecture at a conceptual level
11 · FAQ
Rental management questions.
Most answers depend on how your properties are actually run — so ask us about yours.
Prefer the engineering story? Read the Rental Management Platform case study.
How many properties or units does it make sense for?
The platform is designed around multiple properties and units, so it earns its place once collecting rent, chasing balances and tracking maintenance stops fitting comfortably in a notebook or a spreadsheet. A landlord with one block and an agency with twenty both work the same way — the difference is how much of the structure they use.
How do tenants pay?
M-Pesa payment is part of the platform, so rent and other charges can be paid on the rails tenants already use. Payments are recorded against the tenant's invoice and unit rather than arriving as an unattributed entry someone has to match by hand later.
Does it handle water, electricity and other utilities?
Utilities are part of the platform: charges can be raised against a unit and included in what the tenant owes, so the amount a tenant sees is the amount the property actually expects. Exactly how your utilities are metered and charged is worked through during setup.
Can a caretaker or agent use it without seeing everything?
Yes. Roles and permissions are part of the platform, so a caretaker handling maintenance requests does not need the financial view a landlord or an agency manager uses.
What happens to the record when a tenant moves out?
The tenancy, the invoices raised against it and the payments received stay attached to the unit and the tenant record, so the history of a unit survives the people who occupied it.
Is this a product we subscribe to, or a system built for us?
It is a platform with subscription management built in, and it can also be the starting point for a system shaped around a specific agency's process. Which of those makes sense depends on how far your operation differs from the standard flow — that is a conversation worth having before anything is decided.
Can it work alongside our accounting system?
Where an agency already runs accounting software, CodeWave can design an integration so rental activity reaches it. That work is scoped per client rather than shipped as a built-in connector.
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Request a demo
See your own block in the platform.
Tell us how many properties and units you run, and how rent is collected today. We will show you what the same month looks like when it is all in one system.