Rental Property Maintenance FAQs for Small Landlords

ShadowKey coordinates rental-property maintenance from start to finish. We collect the repair details, contact vendors, compare options, coordinate scheduling, track progress, and keep you informed.

ShadowKey is designed for independent landlords who manage approximately 1–10 rental properties and want help handling maintenance without hiring a traditional property manager.

With the free plan, the property owner submits the maintenance request through the ShadowKey web app, and we take care of the coordination from there. With a paid plan, you receive a dedicated phone number for your properties. Renters can call or text that number directly—no app download or onboarding required. Shadow Key already knows who they are and which property they live in, creating a frictionless experience.

Yes. You can add your preferred vendors, and ShadowKey will contact them first. If they do not respond or are unavailable, we can reach out to vendors in our network.

ShadowKey currently has more than 4,000 vendors in our network. When additional coverage is needed, our team researches local providers and evaluates their location, services, responsiveness, and performance.

Our active vendor coverage is currently concentrated around Philadelphia and Seattle. We only open an area after developing enough local vendor coverage to support reliable outreach.

If you do not have a responsive preferred vendor, ShadowKey generally contacts at least six relevant vendors. We cannot guarantee a specific number of replies, but we track vendor responsiveness and prioritize vendors with stronger performance.

ShadowKey considers availability, estimated price, service fit, location, and responsiveness. Vendors that repeatedly fail to respond may be deprioritized or removed from future outreach.

Shadow Key uses the repair details and local market information to develop an estimated price range. Vendor quotes are then compared with that range before a vendor is selected or presented to you.

No. ShadowKey does not add a markup to the vendor’s repair bill. You pay the vendor directly, and ShadowKey charges separately for its subscription service. This keeps our incentives aligned with helping you control maintenance costs.

ShadowKey offers a free plan that lets property owners submit maintenance requests through the web app. Paid plans currently include: • Basic: $34.99 per month for up to 5 properties • Premium: $59.99 per month for up to 10 properties Paid plans include a dedicated phone number that renters can call or text directly—no app download or renter onboarding required. Visit our Pricing page to compare the complete plan details.

That depends on the spending limit you set. If a qualified vendor’s price is within your preset limit, ShadowKey can dispatch the vendor without requesting another approval. If the price exceeds your limit, we will ask you before proceeding.

Yes. You can set a very low approval limit so that repairs require your approval before a vendor is dispatched. You decide how much authority ShadowKey has to move forward automatically.

ShadowKey coordinates with the vendor and renter to find an appropriate appointment time. We track the conversation and keep everyone informed as the work order progresses.

ShadowKey follows up after the appointment to confirm the job status and collect relevant updates. If the issue was not resolved, the work order can remain open for additional coordination.

ShadowKey is designed for small landlords who want to continue managing their own properties without paying a traditional property manager 10–15% of their rental income. We handle the time-consuming maintenance coordination while you remain in control of your properties.