Property Management & HOA

A shared inbox is not a work order system.

Runzek builds custom software for Western Slope property managers and HOA boards — so a request from a tenant, the vendor who fixed it, the photo proving it, and the charge it generated all live on the same record instead of in an email thread nobody can find.

See a Live System

Built in Grand Junction. Running in days, not months.

Residential managementHOA & condo boardsCommercial property Short-term rentalsMaintenance teams

Where it breaks

The request came in. Then what?

Managing property is managing hundreds of small open loops. The work isn't hard — keeping track of which ones are still open is.

Requests arrive five ways

Text, email, voicemail, the board's group chat, and a note slipped under the door. Nothing is a queue, so nothing gets triaged.

Nobody knows what a unit costs

The repair history for a specific unit lives across three years of invoices. Which is exactly what you need when deciding to repair or replace.

Owners ask, you assemble

Every owner or board update is a manual rebuild from receipts and memory — hours of work to answer a reasonable question.

What gets built

Every request, against the property it belongs to.

Requests become tracked work with an owner, a status, and a paper trail — attached to the unit, so history accumulates where you'll look for it.

One intake, one queue

However a request arrives, it lands in one place with a status — so "did anyone handle this?" stops being a question you answer from memory.

History that stays with the unit

Every request, vendor visit, photo, and cost filed against the property. Three years of repair history in one view instead of a receipt hunt.

Vendors and techs on phones

Whoever does the work updates status and adds photos from the site — not by texting the office to type it in later.

Photo proof, behind a login

Before-and-after shots attached to the request and visible to the people entitled to see them — not a public link anyone can guess.

Costs that roll up

What a unit, a building, or a quarter actually cost — without exporting anything to a spreadsheet first.

Answers in plain English

Ask what's still open, what a unit has cost this year, or which vendor is slowest — and get an answer from your real data.

Custom vs. the big platforms

Built for your doors, not for ten thousand.

The national property platforms are built for portfolios far larger than most Western Slope managers run, and priced accordingly.

Off-the-shelf platform

— Priced per door or per user, every month, forever
— Modules you don't need, bundled with the one you do
— Your workflow bends to their assumptions
— Support is a ticket queue
— Migrating out later means exporting into the unknown

Built for your operation

→ Shaped around how requests actually move through your office
→ The fields, statuses, and roles are yours
→ Adding doors or staff doesn't change the price
→ You call the person who built it
→ Your own database, your own data

How it works

Three steps. No jargon.

Walk me through a request

From the tenant's text to the vendor's invoice — who touches it and where it stalls. That conversation is the spec.

I build it

Working software in days, not a mockup in a month. You run real requests through it and tell me what's wrong.

It runs

I keep it running, updated, and improving. You never touch a server or an update notice.