Reported last night,decided before nine
BFR9 answers every report from a tenant or owner, finds the cause, decides who pays and prepares the work order for the morning.
Handling reports overnight for property managers, owners' associations and housing associations
02:14Reported
There is water under the kitchen cupboard.
02:15Understood
Trap under the sink74%
02:19Decided
ResponsibleLandlord
TradePlumber
08:52Work order ready
Plumber booked
Tomorrow 08:00, tenant informed
Kade 12-B
Havenstraat 41
Noordwal 3
Gracht 3-A
Ringdijk 21
Lindehof 8
Polderstraat 9
Maaskade 140
The leak starts at two. The office opens at nine. Seven hours of nobody answering.
BFR9 picks up around the clock. The tenant gets help, the manager gets a work order, nobody gets woken.
Know what is wrong within a minute
BFR9 reads the report and the photo within a minute: what is wrong, how long it has been going on and how urgent it really is.
Fatima, Havenstraat 4102:14
There is water under the kitchen cupboard and it is getting worse.
Diagnosis
02:15, 41 seconds after the report
Likely cause
Trap or connection under the sink74%
Cold water pipe in the wall21%
From the photo88%
RoomKitchen, under the sink
IntensityContinuous
DamageBase panel swollen
UrgentWithin 24 hours
Seen here before: March 2026, same cupboard
Give tenants a calm, clear answer around the clock
A chat in your name, logo and colours that asks one question at a time. Tenants talk to you, not to us, and often one tip fixes it before anyone drives out.
Settle who pays before anyone asks
Rental law and your own agreements, stored as settings. Tenant, landlord or owners' association: the decision is shown, with the reason.
€Who pays
Minor-repair limit€50, materials only
Benefit of the doubtLandlord
Dripping tap
Kade 12-B, 21:40
Pays:Tenant
Washer, €12 in materials. Under the limit.
Leak under the sink
Havenstraat 41, 02:14
Pays:Landlord
Trap and coupling are part of the installation.
Lift stuck on the 3rd floor
Noordwal 3, 04:07
Pays:Owners' association
Common parts of the building.
Start every day with work orders, not a full inbox
Minutes after the report, it is a work order for the right trade, with what to bring. What is established sits apart from what is assumed, with a percentage on every line.
TS-20481Leak, kitchenUrgent
Water under the kitchen cupboard, getting worse
Havenstraat 41, 2B, Rotterdam
Trade
Plumber
Deadline
Within 24 hours
Who pays
Landlord
Getting in
Tenant home after 17:00
Bring
- Trap set
- Moisture meter
- Towels
Likely cause
Trap under the sink, 74%
For whoever picks up when a pipe bursts
One desk, every building
Hundreds of units, one morning list of decisions instead of an inbox.
Clarity for every owners' association
Common or private, owner or association: settled by the rules you set.
Thousands of homes, one standard
Every report triaged the same way, across every estate and team, under your own name.
Your building, looked after
Know what was reported, what it costs you and why, without chasing.
- Property managersProperty managers
- Owners' associationsOwners' associations
- Housing associationsHousing associations
- OwnersOwners
Works with your system
Your team keeps its system. BFR9 fills it in.
BFR9 looks up the contract, the demarcation rules and the contact details in your property management software, and writes the report, the work order and the decision straight back. No new screen to learn, no second list to keep up to date.
Using other software? Ask us.In most cases we can connect it.
How a report flows
BFR9Understands and decidesLooks up
- Contracts
- Demarcation
- Contact details
Syncs back
- Report
- Work order
- Status
Stored in the EU, separated per manager.
{ "report": "TS-20481", "received": "2026-10-02T02:14:09", "category": "leak", "location": "Havenstraat 41, kitchen", "cause": { "trap": 0.74, "pipe": 0.21 }, "responsible": "landlord", "trade": "plumber", "urgency": "24h", "bring": ["trap set", "moisture meter"], "status": "ready"}
201 Created, synced to your system