Floform for property management and real estate

    Repairs triaged, showings booked, rent chased.Without your phone running your evenings.

    Small landlords, property managers and agents. The work is people and buildings; the problem is that both of them message you at 10 pm. We build the system that answers, sorts and dispatches, and you own it.

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    Who automates maintenance requests, showings and rent reminders for property managers and landlords in Toronto?

    Floform, a Toronto company that builds and runs the systems small landlords, property managers and rental agents depend on: tenant repair requests triaged and dispatched to vendors, listing enquiries qualified and booked into showings, rent reminders with a pay link and review requests after every fix. We serve property businesses across Toronto and the GTA, including East York, the Danforth, Scarborough, North York and Etobicoke. Every unit's history stays on infrastructure you control.

    Your system· maintenance
    Tenant request · Unit 4B· 21:40
    Unit 4B · 21:40Hi, the heat stopped working about an hour ago and it's getting cold in here. Photo of the thermostat attached.
    Sorry about that. A heating technician from Eastside Comfort is booked for 7:30 tomorrow morning. If you have a space heater, use it tonight. We'll check in after the visit.
    Thank you, that's a relief.
    TriageUrgent · no heatBelow 15°C overnight. Same-night dispatch rule.
    DispatchedEastside ComfortOn-call · confirmed 7:30
    Also tonight2A · dripping tap · routine · Thursday
    1. Photo and message read
    2. Triaged: no heat, urgent
    3. On-call HVAC vendor dispatched
    4. Tenant told who is coming, and when
    5. You notified, once
    Vendor booked for 7:30 am · tenant toldYou got one line on your phone. The routine tap request from 2A went straight to Thursday's list.
    You: at dinner

    The repair request that triages and dispatches itself. Sample data; the live version runs on a call.

    A day in your business

    One Tuesday, for a manager with forty doors.

    Seven things the system handles on a normal day, drawn as the real interface with sample data. You were at showings for most of them.

    07:30First coffee
    1 of 7
    Your system· inbox
    6 new emails· 7:30
    • Danforth BakeryCan you quote a rooftop unit?→ Board
    • Trane SupplyInvoice 88213 · due in 30 days→ Bookkeeping
    • HVAC Weekly10 trends for the coming season→ Archived
    • unknown@…Your account has been LIMITED→ Gone
    • Marta K.Re: Thursday · running 20 min late→ Board
    • City of TorontoPermit 2026-4471 approved→ You
    1. Quote requests → the board
    2. Bills → bookkeeping
    3. Newsletters filed, spam gone
    4. One kept for you
    6 sorted · 1 needs youThe permit. Everything else is where it belongs.
    You: driving

    Your inbox, sorted before you open it

    Repair requests go to the maintenance queue, listing enquiries to the leads board, invoices to payables, spam disappears. What is left is the handful of things only you can answer.

    Where it starts

    Two businesses like yours, and what we would build first.

    Composites of businesses we have sat across from, not clients, so nothing here is a claim. The shape is what matters: start where it hurts, then let the monthly run the rest.

    A property manager with forty doors

    Illustrative
    How they run today
    Repair requests by text to a personal phone, at all hours. Vendors called one by one. Rent tracked in a spreadsheet and chased by hand. Listing enquiries answered between showings.
    What we would build first
    Maintenance triage with vendor dispatch and tenant updates, and the leads board with showing booking. Three weeks. The 10 pm phone calls stop the first week.
    What the monthly then runs
    Rent reminders and the ledger, review requests after every fix, the Friday numbers, and the server holding every unit's history, backed up.

    A two-agent rental team

    Illustrative
    How they run today
    Two hundred enquiries a month from listing sites. Most never get a reply. Showings booked by phone tag. Qualifying happens at the door.
    What we would build first
    Instant replies with three qualifying questions and showing booking on the calendar. Two weeks. Reply time goes from hours to a minute.
    What the monthly then runs
    Reminders that cut no-shows at showings, follow-ups to applicants, review requests after a signed lease, and the AI-search work so the team is the answer when someone asks who rents apartments in the east end.
    What you end up owning

    Six things, on your server, run by us.

    • Maintenance triage

      Requests read, judged urgent or routine, vendors dispatched, tenants told, you notified once.

    • Lead to showing

      Enquiries answered in a minute, qualified, booked into showings with reminders.

    • Rent, on time

      Reminders before, on and after the due date, with a pay link. The ledger updates itself.

    • The tenant portal

      Requests, receipts and notices in one place tenants actually use, from a text link.

    • Reviews

      Asked for after every fix and every signed lease. Unhappy tenants reach you first.

    • Your server, run for you

      Every unit's history and every lease on infrastructure you control, backed up, patched, reported.

    When someone asks an AI who to call

    “Who manages rental properties in East York for a small landlord, and what do they charge?”

    The assistant names two or three businesses. The free check tells you whether one of them is you, who is quoted instead, and why. Under a minute.

    See how AI sees you
    Questions

    Asked on most first calls.

    We use Buildium, Yardi Breeze or a spreadsheet. Does this replace it?+

    It sits in front of what you have and does what it does not: answer the tenant at 10 pm, triage, dispatch, qualify leads, book showings. Rent and ledgers can stay where they are or move to a system you own, and we will tell you honestly which is worth it.

    Can it really decide what is urgent?+

    It follows rules you set in writing: no heat below a temperature, no water, a lockout, anything with the word gas. Those get same-night dispatch and you are told. Everything else goes to the list for your next working day. You can change the rules any time.

    Tenants are not going to download an app.+

    There is no app. They text the number they already have or tap a link in a text. The portal is a page that opens from that link. The ones who prefer to call can keep calling; the call is answered and logged the same way.

    Tell us which of these is eating your week.

    Twenty minutes, your screen or ours, and a straight answer about what to build first and what it would cost.

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