Question 1

What does Shadow Key do?

Accepted Answer

Shadow Key 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.

Question 2

Who is Shadow Key designed for?

Accepted Answer

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

Question 3

Can renters submit maintenance requests by text or phone?

Accepted Answer

With the free plan, the property owner submits the maintenance request through the Shadow Key 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.

Question 4

Can I use my own preferred maintenance vendors?

Accepted Answer

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

Question 5

How does Shadow Key find maintenance vendors?

Accepted Answer

Shadow Key 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.

Question 6

Where is Shadow Key’s vendor matching available?

Accepted Answer

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.

Question 7

How many vendors does Shadow Key contact for each repair?

Accepted Answer

If you do not have a responsive preferred vendor, Shadow Key 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.

Question 8

How does Shadow Key compare vendor options?

Accepted Answer

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

Question 9

How are rental-property repair costs estimated?

Accepted Answer

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.

Question 10

Does Shadow Key charge a markup on vendor repairs?

Accepted Answer

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

Question 11

How much does Shadow Key cost?

Accepted Answer

Shadow Key offers a free plan that lets property owners submit maintenance requests through the web app. Paid plans currently include Basic at $34.99 per month for up to 5 properties and Premium at $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.

Question 12

Will I approve every repair before a vendor is dispatched?

Accepted Answer

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

Question 13

Can I require approval for every repair?

Accepted Answer

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 Shadow Key has to move forward automatically.

Question 14

How does rental-maintenance scheduling work?

Accepted Answer

Shadow Key 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.

Question 15

How do I know whether a repair was completed properly?

Accepted Answer

Shadow Key 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.

Question 16

Is Shadow Key an alternative to traditional property management?

Accepted Answer

Shadow Key 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.

Rental Property Maintenance FAQs for Small Landlords

Frequently asked questions