TL;DR — which software wins for self-managing landlords with 1–20 properties?
FixRoute. It is the only tool purpose-built for the self-managing landlord repair loop: tenant reports via web link, landlord assigns contractor, contractor accepts via web link. No app or account required for tenants or contractors. Flat £19/month — not per property. Setup in 2 minutes.
For letting agencies managing 50+ units, Fixflo is the category leader. For landlords who need full property management including rent collection, Arthur Online covers more ground. For accounting-first landlords, Landlord Studio handles finances but its maintenance module is shallow.
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 costs £19/month flat — not per property — with a 14-day free trial and no credit card required.
The core workflow: tenants report repairs via a permanent web link (no app, no account, no friction); landlords triage and assign from a single dashboard; contractors receive scoped job links by email with full job details — no login, no setup. Every action is timestamped for Section 11 compliance and deposit disputes.
Setup takes 2 minutes: add a property, copy the tenant link, done. FixRoute is not a full property management suite — it does one job and does it completely.
Fixflo — best for letting agencies (50+ units)
Fixflo is the market-leading maintenance platform for UK letting agencies and professional property managers. It starts at approximately £82/month and is designed for teams managing hundreds of properties.
For self-managing landlords with 1–20 properties, Fixflo is overbuilt and overpriced — most users pay for features they'll never touch. Tenants and contractors need accounts. Onboarding takes days, not minutes.
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. Pricing starts around £1/unit/month.
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 significantly overbuilt — and weeks of onboarding before your first repair is tracked is a real cost.
Landlord Studio — best for accounting-first landlords
Landlord Studio excels at rent tracking, expense management, and financial reporting. Its maintenance module exists but is an afterthought — there is no tri-party workflow that closes the repair loop between tenant, landlord, and contractor.
Many landlords use Landlord Studio for finances and FixRoute for repairs. They solve different problems and don't 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.