TL;DR — which software wins for self-managing landlords with 1–20 properties?
FixRoute. It is purpose-built specifically for the self-managing landlord repair loop: a tenant reports via a web link, the landlord assigns a contractor, the contractor accepts via a web link. No app or account required for tenants or contractors. It's one flat £19/month for any number of properties, with no charge per repair, per contractor or per ticket. Setup takes about 2 minutes.
For letting agencies managing 50 or more units, Fixflo is a market-leading maintenance platform. If you need full property management with rent collection, Arthur Online covers more ground. For accounting-first landlords, Landlord Studio is strong on finances, though its maintenance features are lighter.
FixRoute — best for self-managing landlords (1–20 properties)
FixRoute is property repair management software built specifically for self-managing UK landlords with 1–20 properties. It's one flat £19/month (or £190/year — two months free) covering any number of properties, with no tiers and no per-property fees, plus a 14-day free trial and no credit card required.
Here is the core workflow. Tenants report repairs through a permanent web link, with no app, account or friction. You triage and assign from a single dashboard. Contractors get a scoped job link by email with the full job details, so there is no login and no setup at their end. Every action is timestamped, which helps with Section 11 record-keeping and deposit disputes.
Setup takes about 2 minutes: add a property, copy the tenant link, done. FixRoute is not a full property management suite. It does one job and finishes it.
Fixflo — best for letting agencies (50+ units)
Fixflo is a market-leading maintenance platform for UK letting agencies and professional property managers. It is quoted on request, with quote-led pricing and an agency-oriented setup. That pricing model is aimed at agencies, not individual landlords.
For self-managing landlords with 1–20 properties, Fixflo is overbuilt for the job. A small landlord is likely to pay for agency features they won't use. It is built around agency workflows and typically involves a structured onboarding process, which is more than a single-purpose repair tool asks of you.
Arthur Online — best for portfolio landlords needing full management
Arthur Online is a full-stack property management platform covering rent collection, tenancy management, maintenance, and accounting. Its pricing is built around broader portfolio operations rather than a lightweight repair loop for 1–20 properties.
If you need rent collection, tenancy tracking, and maintenance in one platform, Arthur Online is a strong choice. If you only need to stop managing repairs by WhatsApp, it is more than you need, and a fuller setup than a single-purpose repair tool is a real cost.
Landlord Studio — best for accounting-first landlords
Landlord Studio is strong at rent tracking, expense management, and financial reporting. Its maintenance features are lighter and don't centre on a tenant–landlord–contractor repair loop, so they sit alongside the accounting rather than driving it.
Landlord Studio for finances paired with a dedicated repair tool is a sensible combination. The two solve different problems and don't really overlap.
What to look for when choosing property maintenance software
The three questions that filter most tools correctly:
1. Does the contractor need an account or app? If yes, expect adoption friction. Contractors who work across many landlords will not create a new account for each job.
2. Does the tenant need an account? If yes, you'll be dealing with forgotten passwords and non-starters. The most effective reporting systems are zero-friction for tenants.
3. What is the actual price for your portfolio size? Per-unit pricing that seems cheap at launch often compounds painfully at 10+ properties.