Mobile-first owner intake (with photos) → manager triage → maintenance assignment → completion. Auto-syncs to AppFolio. Aging alerts at 3 / 7 / 14 days.
What an owner sees in the portal when they tap "Submit work order."
Any of these in subject or description → auto-fires emergency runbook (manager + on-call maintenance + front desk SMS) + skips the kanban.
Manager assigned by default · 4-hour SLA target. SMS to manager. Vendor pre-suggested if matching service category exists.
Auto-creates work orders 21 days ahead of recurring schedule. Pre-assigns the contracted vendor. Notifies manager on creation.
Open work order at day 3 → manager email. Day 7 → manager + supervisor. Day 14 → leadership escalation. All per notification settings.
If a work order is assigned to a vendor whose COI is expired, system blocks the assignment until COI renewed. CoreCity Plumbing (expired Apr 18) flagged on sprinkler-head order.
When a work order closes, owner gets a 1-question satisfaction survey + open-text. Aggregates to vendor performance score.
