Every Property's Vendors, and Whether They're Covered to Work There
Before a work order goes out, the question is whether this vendor is cleared for this property — not whether they are on your approved list somewhere. Put each vendor on the properties they service, track capital projects with their own dates, and give every owner a report about their building alone.
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Properties
Status · Dates
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Non-Compliant
The Linden — 240 units
No dates set · 11 vendors
-
Compliant
Maple Court Townhomes
No dates set · 7 vendors
-
Compliant
The Linden — Roof Replacement
Apr 6 – Jun 12, 2026 · 2 vendors
The Linden — 240 units
-
Summit Elevator Co. Non-Compliant
Why? General Liability is $1,000,000, below the $2,000,000 minimum on this property
-
BluePeak HVAC Compliant
-
ClearWater Pool Service Compliant
Your portfolio, property by property
One vendor roster for the management company, and a view of it for each building — the way your team already thinks about the work.
Add each property you manage
The property name as the owner knows it, a line on the asset, and no end date while it is under management. A capital project gets its own entry with its own dates.
Assign the vendors who service it
The HVAC contractor, the pool service, the landscaper, the make-ready and turnover crews. A vendor across six properties is one record on six properties, and their page lists every one.
Check the property before the work order
Every property is Compliant, Non-Compliant or has no vendors yet, and the dashboard counts each. Open one to see which vendor is short, with Why? spelling out the gap.
Rename projects to Properties and contractors to Vendors on the Appearance tab in Settings.
Properties are ongoing. Capital projects have dates.
A managed property runs until the management agreement ends; the roof replacement runs April to June. Both belong in the same list, with the dates that fit.
Renewals during the capital project
The compliance calendar shows every vendor's COI and license renewal by month. Read it against the project's dates and you know whose certificate lapses before the roofer is off the building — and on Starter and up, subscribe it into Outlook beside the property calendar.
A property leaving the portfolio
When a management agreement ends, give the property an end date. Its requirements stop counting on its vendors and it leaves the Action Queue, while the record of who serviced it stays on file.
Each owner's requirements, on each owner's property
An institutional owner's $2M minimum belongs on their building, not on your whole vendor list. Put it there, and the vendors servicing it are held to it on top of your management company's standard. Owner-specific requirements, in detail.
On the property
Each vendor graded against that owner's requirements, with the shortfall in plain words.
On the vendor's badge
Short on one property means red on the roster, with the property named under Why?.
In the Action Queue
A section per property for what its owner asks over and above your standard.
A vendor compliance page for every owner report
Export one property's report — a dated PDF of every vendor servicing it and their status — and it goes straight into the monthly owner package, or to the asset manager or the lender's inspector when they ask. It says nothing about your other owners' buildings. About compliance reports.
Project tracking in other industries
General contractors
Subs by job
Which subs are on which job, from mobilization to closeout, and who is cleared on each.
HOA & community associations
Vendor oversight
Every vendor contract with its term, each association's vendors, and proof they stay covered.
Private schools
Renters by rental
Each facility rental and summer campus project, with its own dates and its own renters.
How grouping works in every industry — dates, assigned contractors, status per project and reports: project-based contractor management.
Simple, transparent pricing
Properties and per-property requirements are on Starter and up; owner reports and unlimited users for every site and regional manager are on Pro. Start with a 30-day free trial.
Free
Organize your roster and run COI tracking at zero cost. Free forever, no credit card.
- ✓AI COI parsing & W-9 parsing — carriers, limits, dates and TINs read for you
- ✓50-state license tracking, plus automated license verification against state databases
- ✓Secure link onboarding — documents arrive through a secure upload link, no account needed
- ✓Document vault — contracts, licenses, W-9s and insurance, filed by category
- ✓Weekly compliance digest — a summary email of upcoming expirations
- ✓Timestamped audit trail — the full history of every certificate
- –Renewal reminders are sent by you — one click emails the upload link
Starter
Flat, predictable pricing for active general contractors and property managers.
- ✓Everything in Free
- ✓Up to 200 vendors — eight times Free’s 25, with no per-record fees
- ✓Automated renewal reminders — email alerts at 90/60/30/7 days to your team and the vendor
- ✓Projects & job sites — group vendors by job, with per-project coverage rules
- ✓Calendar feed — deadlines live in Google Calendar, Outlook or Apple Calendar
- ✓Bulk roster import — from a CSV or a certificate archive
- ✓QuickBooks Online — compliance status on each matched vendor record, kept current automatically
- ✓2 user seats — invite a second team member or coordinator
Pro
Full automation, endorsement checks and integrations for growing teams.
- ✓Everything in Starter
- ✓Unlimited vendors — past Starter’s 200, still with no per-record fees
- ✓AI endorsement verification — reads the additional insured, waiver of subrogation and primary & non-contributory pages
- ✓Unlimited users & roles — access for foremen, office managers and admins
- ✓API & integrations — the API, webhooks, Zapier, Make, Slack and Teams
- ✓Insurance audit report — every sub's coverage and gaps over your policy year, for the premium audit
- ✓Third-party categories — vendors, tenants, renters and franchisees on their own lists
- ✓QuickBooks auto-sync — new and changed QuickBooks vendors reach your roster within minutes
PreQual
Add to Starter or Pro. Not available on Free.
Vet subs from their documents, not a questionnaire.
- ✓Prospects — send a sub one link with your own questionnaire to fill in, see what's in, then approve up to a job size, approve with conditions or decline
- ✓Safety documents read for you — the EMR from the EMR letter, TRIR and DART from the OSHA 300A
- ✓Three years of 300As — 3-year TRIR and DART beside the BLS average for the sub's trade
- ✓A scorecard per sub — each check against your limits, no overall score; compare up to five side by side
- ✓Bonding letters read — surety and limits against your minimum
- ✓Re-qualification and Export for Bids — ask approved subs again every 12 or 24 months; list who’s qualified for the job size and copy their emails
Figures are read from the documents, not verified with the carrier, rating bureau, surety or OSHA.
Onsite
For each job site switched on, on Starter or Pro. Not available on Free.
Know who is on site, and that their company is covered.
- ✓A QR poster at the gate — workers scan with the phone camera, no app or account, in English or Spanish
- ✓Each crew checked on arrival — the company’s certificate of insurance and license, against your requirements
- ✓Monitor first, enforce when ready — see who would be turned away before you turn anyone away
- ✓A live roster — who’s on site by company, one-day passes, an updated COI requested automatically
- ✓Evening heads-up — which companies would be stopped tomorrow, the night before
- ✓End-of-day headcount — by company, with visitors and hours, for the daily report
Ending a site stops its charge, prorated. Workers pay nothing and are never texted or emailed.
No contracts. Cancel anytime. See the full plan comparison →
Frequently asked questions
How do I track which vendors service which property?
Do properties need an end date?
Can we track a capital project separately from the property?
Can each owner get a report for their own property?
Can different owners have different insurance requirements?
Can our regional and site managers see their properties?
Know every property's vendors are covered before the work order goes out
Vendors by property, capital projects with dates, and a report for every owner.
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Explore More
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Compliance Rules for Property Managers
Management-company defaults, owner requirements per property
Project Management
Group vendors by project or job
Compliance Calendar
Every COI and license expiration in month and list views
Compliance Status & Reports
Every contractor red or green at a glance, and dated PDF and Excel reports
Track Vendor Insurance for Property Managers
COI tracking and vendor compliance guide for PMs
Team Collaboration
Invite team members with role-based access
Plans & Pricing
View plans and start your free trial