Property maintenance for real estate agencies

One accountable partner for every property in your portfolio.

AFS coordinates maintenance from first report to verified handover—giving property managers one reliable point of contact, clear job visibility and builder-led quality control.

See our coverage How each job runs
One contactLess contractor chasing and handballing.
Clear progressScope, approvals and status kept visible.
Verified finishQuality checks, evidence and close-out.

Built for property managers

Maintenance without the coordination drag.

AFS replaces a fragmented chain of separate trades with one accountable delivery structure—right-sized for a minor repair and capable enough for a complex, multi-trade scope.

01 / TIME

Less administration

One lead coordinates access, trades, sequencing and follow-up, reducing the load on your property management team.

02 / CONTROL

Clearer decisions

Defined scopes, pricing basis, approvals and managed variations keep each work order commercially legible.

03 / QUALITY

Reliable close-out

Builder-led oversight, completion checks and reporting create a cleaner handover for owners, tenants and managers.

Maintenance coverage

From the very small to the multi-trade and complex.

AFS supports the common maintenance needs across residential and commercial property portfolios, then scales the team and supervision to suit the work.

01

Responsive maintenance and minor repairs

Everyday property issues, defects, rectification and make-good work that needs prompt, practical coordination.

02

Finishing and specialist trades

Painting, plasterboard and internal linings, tiling, external works and other established trade packages.

03

Property improvement and refurbishment

Pre-sale preparation, tenancy make-goods, presentation upgrades and coordinated improvement works.

04

Complex and multi-trade scopes

Work requiring inspection, sequencing, multiple specialists and accountable builder-grade oversight from start to finish.

Browse full service directory12 service categories

AFS provides one point of coordination across the work. Regulated and specialist services are completed by appropriately qualified providers.

01 / General building

  • General building maintenance
  • Household repairs
  • Handyman works
  • Minor building works
  • Defect rectification
  • Preventive maintenance
  • Reactive maintenance
  • Insurance repairs
  • Structural inspection coordination
  • Walls, ceilings and cornices
  • Plasterboard and internal linings
  • Render, masonry and brickwork
  • Concrete and paving
  • Trip-hazard rectification
  • Carpentry and joinery
  • Cabinetry, cupboards and drawers
  • Shelving
  • Doors and hardware
  • Windows and flyscreens
  • Glazing coordination
  • Stairs, handrails and balustrades
  • Decks, verandas and pergolas
  • Sheds and outbuildings

02 / Painting and finishes

  • Interior painting
  • Exterior painting
  • Touch-ups
  • Patch-and-paint works
  • Rental make-good painting
  • Graffiti removal and repainting
  • Timber coatings and staining
  • Caulking and sealants
  • Wall and floor tiling
  • Cracked tiles
  • Regrouting
  • Silicone replacement
  • Waterproofing
  • Carpet repairs and replacement
  • Vinyl flooring
  • Laminate flooring
  • Timber floors
  • Skirting boards
  • Ceiling tiles
  • Blinds and curtains

03 / Plumbing and drainage

  • Leaking taps and mixers
  • Tapware replacement
  • Toilets and cisterns
  • Basins, sinks and laundry troughs
  • Showers and baths
  • Pipe-leak detection
  • Burst pipes
  • Water-pressure issues
  • Hot-water services
  • Blocked sinks and toilets
  • Blocked drains
  • Sewer blockages
  • Sewer-overflow coordination
  • Stormwater drainage
  • Gutters and downpipes
  • Rainwater tanks and pumps
  • Irrigation systems
  • Water-meter leak investigation
  • Septic-system coordination
  • Plumbing fixtures
  • Water-efficiency upgrades

04 / Electrical and lighting

  • Electrical faults
  • Power-outage investigation
  • Power points
  • Light switches
  • Interior lighting
  • Exterior lighting
  • Security lighting
  • Sensor lights
  • Ceiling fans
  • Exhaust fans
  • Switchboards
  • Safety switches and RCDs
  • Electrical safety checks
  • Doorbells
  • Intercoms
  • TV and data outlets
  • Solar-system fault coordination
  • Battery-system fault coordination

05 / Heating, cooling and appliances

  • Air-conditioner servicing
  • Split systems
  • Ducted systems
  • Evaporative cooling
  • Air-conditioner filters
  • Heating systems
  • Gas-heater servicing
  • Ventilation
  • Rangehoods
  • Ovens and cooktops
  • Dishwashers
  • Landlord-supplied appliances
  • Appliance replacements
  • Energy-efficient upgrades
  • Water-efficient upgrades

06 / Roofing, weatherproofing and moisture

  • Roof leaks
  • Roof tiles
  • Metal roofing
  • Flashings
  • Ridge capping
  • Roof plumbing
  • Fascias and eaves
  • Gutter cleaning and replacement
  • Downpipe clearing
  • Stormwater redirection
  • Weatherproofing
  • Draught sealing
  • Door and window seals
  • Water-ingress investigation
  • Rising damp
  • Salt damp and fretting masonry
  • Condensation management
  • Mould treatment
  • Mould-remediation coordination
  • Ventilation improvement
  • Wet-area leaks
  • Storm damage

07 / Gardens, yards and external areas

  • Lawn mowing and edging
  • Weeding
  • Hedge trimming
  • Shrub and fruit-tree pruning
  • Tree-limb removal
  • Arborist coordination
  • Garden beds and mulching
  • Green-waste removal
  • Leaf and debris removal
  • Yard clean-ups
  • Vacant-property garden resets
  • Irrigation maintenance
  • Landscaping
  • Retaining walls
  • Fences and gates
  • Clotheslines
  • Letterboxes
  • Driveways and pathways
  • Outdoor steps
  • Pressure cleaning
  • External rubbish removal
  • Bushfire fuel-load reduction
  • Long-grass slashing
  • Vegetation clearance
  • Defendable-space maintenance
  • Storm-season preparation
  • Gutter and roof-valley clearing

08 / Cleaning and presentation

  • General cleaning
  • Vacate cleaning
  • End-of-lease cleaning
  • Deep cleaning
  • Pre-tenancy cleaning
  • Common-area cleaning
  • Carpet cleaning
  • Upholstery cleaning
  • Window cleaning
  • Oven cleaning
  • Kitchen and bathroom detailing
  • Tile and grout cleaning
  • Pressure washing
  • Bin-area cleaning
  • Rubbish and hard-waste removal
  • Hoarding clean-up coordination
  • Graffiti removal
  • Odour treatment
  • Minor mould cleaning
  • Specialist contamination remediation

09 / Security, access and damage

  • Locks and keys
  • Rekeying coordination
  • Sticking doors
  • Security doors
  • Screen doors
  • Window latches
  • Garage doors
  • Automatic gates
  • Break-in repairs
  • Temporary boarding and make-safe
  • Broken-glass make-safe
  • Fence and gate security
  • Tenant-access coordination
  • Accessibility modifications
  • Grab rails
  • Handrails
  • Minor ramps
  • Mobility and access works

10 / Safety and compliance

  • Smoke-alarm testing and cleaning
  • Smoke-alarm replacement
  • Fire-hazard rectification
  • Emergency-egress works
  • Stair and balustrade safety
  • Pool fences and gates
  • Pool-barrier compliance coordination
  • Electrical safety coordination
  • Gas safety coordination
  • Asbestos assessment coordination
  • Asbestos make-safe coordination
  • Minimum-housing-standard rectification
  • Unsafe fixtures
  • Trip and fall hazards
  • Unsafe ceilings
  • Unsafe fences
  • Structural-defect make-safe

11 / Tenancy turnover and improvements

  • Rental make-good works
  • End-of-tenancy repairs
  • Tenant-damage repairs
  • Fair-wear-and-tear repairs
  • Pre-tenancy preparation
  • Pre-sale preparation
  • Vacant-property maintenance
  • Patch, paint and clean packages
  • Lock and key resets
  • Flooring refreshes
  • Kitchen refreshes
  • Bathroom refreshes
  • Laundry refreshes
  • Fixture and fitting replacement
  • Property presentation upgrades
  • Minor refurbishments
  • Multi-trade refurbishments
  • Defect-list completion
  • Inspection-item rectification

12 / Urgent and incident response

  • Urgent property make-safe
  • Burst-pipe response
  • Major water leaks
  • Sewer overflows
  • Roof leaks
  • Storm damage
  • Fallen trees and branches
  • Electrical hazards
  • Gas-leak trade coordination
  • Broken windows
  • Failed locks
  • Break-in damage
  • Fire-damage make-safe
  • Vehicle-impact damage
  • Flood and water-ingress clean-up
  • Emergency access restoration

Hello to handover

A clear path for every work order.

The same repeatable workflow keeps routine jobs moving and gives larger scopes the extra planning and supervision they require.

Report and triage

Capture the issue, urgency, property details and required outcome.

New

Inspect and scope

Assess the work, access needs, risks and required trades.

Scoped

Price and approve

Provide a clear scope, commercial basis and delivery window.

Awaiting quote → Awaiting approval

Coordinate and deliver

Schedule access, deploy the right team and manage sequencing.

Scheduled

Check quality

Supervise the work and verify that the agreed outcome is complete.

In progress

Report and close

Provide completion evidence, documentation, invoicing and follow-up.

Complete

Each step carries the status your team sees in the workspace. The eighth status is Blocked—a job that cannot move until someone decides. Blocked and Awaiting approval are the only two states that ever ask anything of a property manager, and they are what the queue lists first.

The system behind the service

Your team sees the same job we do.

Every work order AFS runs is tracked in Relay, the client workspace your property managers log into. It reads from your management system, surfaces only the decisions you own, and shows nothing else.

01 / QUEUE

What needs a decision today—and nothing that does not.

The queue lists your portfolio's maintenance work. The tiles above it count the four things that stall a job: an overdue response, a quote waiting on you, an unanswered message, a job not yet scoped.

relay.afs.com.au/maintenance Kestrel Property Group · Rachel Ibe

Maintenance queue

14 of 84 open work orders
Address, work order, vendor All open Urgent Quotes Replies due Stalled PropertyTree · 2 min ago

Needs attention

7Overdue WO-4022, WO-4028, WO-4036, WO-4052, WO-4059, WO-4081, WO-4088
28Quotes to decide 14 work orders
4Replies to review WO-4021, WO-4057, WO-4059, WO-4081
45Unscoped WO-4008, WO-4014, WO-4016, WO-4021, WO-4025, WO-4030, WO-4033
Property / work order Status Priority Quote Vendor / owner Last activity
Burst pipe - ceiling water ingress 10 Gilles Street, Adelaide WO-4001 Awaiting approval High 3 received Halcyon Plumbing & Gas Priya Nadarajah 2h ago Review quote
Bathroom silicone renewal 83 Galway Avenue, Broadview WO-4059 BlockedOverdue 4h 23m Urgent Awaiting decision Halcyon Plumbing & Gas Priya Nadarajah 21 min ago Review quote
Garage power outlet not working 92 Henley Beach Road, Torrensville WO-4081 BlockedOverdue 1h 40m Urgent Awaiting decision Vale Mechanical Services Priya Nadarajah 25 min ago Review quote
Bedroom ceiling fan wobbling 142 Redward Avenue, Greenacres WO-4012 Awaiting approval Routine Awaiting decision Vale Mechanical Services Priya Nadarajah 2d ago Review quote
02 / DECISION

One job, one decision, priced in the open.

Opening a work order shows why it is waiting, who owns the next step, every quote received and the delivery record behind it. Nothing changes until the approval is confirmed.

Work order detail Job sheet
WO-4001

Burst pipe - ceiling water ingress

6 Gilles Street, Adelaide
Close
Awaiting approval Quote: 3 received Source Relay · last activity 2h ago

Why it needs attention

Status is Awaiting approval and 2 of 3 quotes are Awaiting decision. A decision is required before the vendor can be scheduled. Rule: status Awaiting approval + 2 quote(s) Awaiting decision → client decision required
OwnerPriya Nadarajah VendorHalcyon Plumbing & Gas DueDecision due tomorrow 15:58
Review quote Opens the decision dialog. Nothing changes until you confirm.

Quotes

Halcyon Plumbing & Gas $1,350.00
Attend site and rectify: burst pipe — ceiling water ingress. Labour and materials included; make good and test on completion.
Awaiting decision Valid until 27 Aug quote-001-halcyon.pdf
Ridgeway Maintenance Co. $1,820.00
Full remediation of burst pipe — ceiling water ingress, including written report and compliance certificate where required.
Awaiting decision Valid until 25 Aug quote-001-ridgeway.pdf
Vale Mechanical Services $1,470.00
Full remediation of burst pipe — ceiling water ingress, including written report and compliance certificate where required.
Expired Expired 15 Aug quote-001-vale.pdf
03 / REPORTING IN

Raise the job without leaving your system.

A docked panel sits beside your property management system. It reads the address on the page, takes the new request with photos and access notes, and tracks the jobs already running.

Docked panel · 400px Browser extension
04 / NEW REQUEST

Everything the trade needs, captured once.

The request form asks for what a vendor actually needs to attend: the property, what is wrong, who is on site, how to get in, and photos. Tenant-reported jobs require a contact—the vendor arranges access directly rather than through your office.

New request · 111 Halifax Street, Adelaide Browser extension
Monitor New request
New request for... I confirm this is the right property
Urgency
Routine High Urgent
Reported by
Tenant Owner You
A name or number is required for tenant-reported work; the vendor arranges access directly.
2 attachments ready Add photo or document
  • leak-under-tank.jpg 1.4 MB Remove
  • laundry-floor.jpg 892 KB Remove
Require quote approval Status starts at New and no work begins until you approve a quote. You select up to three approved-panel vendors next.
Request quote
05 / PANEL

Competitive by default, capped by policy.

Submitting with quote approval on opens the approved panel. Up to three vendors are asked to price the same scope; the job moves to Awaiting quote immediately and AFS chases the responses.

WO-4101 · 91 Halifax Street, Adelaide Panel request
06 / LANGUAGE

One vocabulary across the queue, the panel and the report.

Every job carries a status from a closed list. Nothing outside these words appears on a work order, so a status means the same thing to your team, our team and the vendor.

Maintenance status New · Scoped · Awaiting quote · Awaiting approval · Scheduled · In progress · Blocked · Complete
Quote status Requested · Received · Awaiting decision · Approved · Declined · Expired
Communication state Draft · Sent · Delivered · Failed · Reply due

Portfolio visibility

Know what is happening, what is next and what is complete.

Transparency is built into the work—not added after it. AFS keeps ownership clear through scope, delivery, quality assurance and close-out.

Single point of accountability

One lead owns coordination from instruction through handover.

Scope and approval clarity

Work, pricing basis and expected outcomes are defined before delivery.

Status communication

Relevant progress, access needs and next steps stay visible.

Managed variations

Changed conditions are raised clearly before the scope moves.

Quality verification

Completion is checked against the agreed scope and required finish.

Close-out record

Evidence, documentation, invoicing and follow-up complete the job trail.

07 / RECORD

The trail is the report.

Communication is logged on measurable channels with a delivery state per message, and every status change is stamped with its source. Close-out is not a summary written afterwards—it is the record itself.

WO-4001 · 172 Gilles Street, Adelaide Communication & activity

Communication

Measurable channels only — email, SMS, portal. Delivery state is recorded per message.
Halcyon Plumbing & Gas Email 2h ago
Quote attached with our earliest available window. Delivered
Rachel Ibe Extension 10 Jan
Water is actively leaking through the ceiling below the bathroom. Delivered

Activity

08:19 Quote received — Halcyon Plumbing & Gas Relay
Mon Status changed Awaiting quote → Awaiting approval Relay
10 Jan Work order raised from the extension by Rachel Ibe Relay

A dependable extension of your team

One contact for the next maintenance request—and the portfolio behind it.

AFS brings responsive coordination, capable trade delivery and accountable close-out to the ongoing maintenance needs of your property management team.

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