Property management, off your desk. Calls answered, close checked, paperwork drafted for your signature.

DarkDesk answers your office line straight from your own ledgers, and runs the month-end close behind it. Whatever the desk can't finish lands on one board — and that board is your morning. Read-only access, a named human behind every document, and we never touch your money.

Talk to our AI receptionist — live demo Run the free five-door check

What you get

Four things. That's the whole desk.

The same data that answers your phone runs your close: six scheduled reports from your own software, worked by the desk. The phone line comes with the Full Desk tiers, and you approve every document before an owner sees it.

The Front Deskyour line answered · Full Desk tiers

Answers your line any hour: charges explained from the ledger as of your last close, work orders opened under your own severity policy, everything else on your board with its transcript. How it works →

The Owner Packetone per owner · monthly

A one-page, plain-English cover for each owner's statement, every claim cited to its invoice. You review, you send, it goes out under your name. See the sample →

The 15-Point Close Checkafter every close

Ledgers tied to your reconciliations to the penny, bills matched to work orders, duplicates and fee drift flagged — a short report, before it becomes an owner's phone call.

1099 Season, HandledJanuary · included

Vendor tax IDs collected all year; forms prepared for you to review and file under your own filer account.

Pricing

The price, before anything else.

You shouldn't need a sales call to learn a number. Flat, published, month-to-month, with no per-door meters and no usage surprises.

The Back Office
Up to 300 doors
$1,500/mo

The close system without the phone line: 15-point close check, owner packets, 1099 season

Most popular
The Full Desk
Up to 300 doors
$2,000/mo

The whole desk: your line answered around the clock and tenant questions resolved from your own ledgers, plus the close check, owner packets, and 1099 season. What the desk can't finish waits on one board.

The Full Desk
301+ doors
$2,500/mo

The Full Desk at scale, plus a quarterly owner-retention review: a written read on which owners' statements suggest churn risk, and what to send each one

→Every engagement starts with the free five-door check — before any commitment.
→Month-to-month. Cancel anytime. Setup included.
→As your system grows beyond the core, each addition is quoted flat, in writing, before any work begins.
→Onboarding is hands-on, so we take a limited number of offices at a time.

The Front Desk

Your phone, off your back.

Tenant calls answered on your own number by a desk with your ledgers open in front of it. It finishes what your records support and hands you the rest — one board, with transcripts, instead of a stack of voicemails.

It finishes on its own
  • “Why is my rent sixty dollars higher?” — answered from the lease's own late-fee terms and the dates payments actually posted
  • “Did my payment go through?” — confirmed from the ledger, scoped to the last close
  • A leak at nine at night — work order opened, urgency set by your own written policy, access notes and callback number captured
  • Messages taken word for word, never paraphrased into mush
It hands to you
  • Disputes — taken down verbatim and escalated; the desk never argues a balance and never touches collections
  • Leasing calls — name and number captured for a same-day human callback; the desk quotes no availability, no pricing, no terms, no criteria
  • Emergencies — 911 guidance first, an emergency ticket under your policy, and a live transfer to your line
  • Anything it isn't sure about — flagged for you, never guessed at
It says what it is. Every call opens by identifying the office's automated assistant, on a recorded line. That greeting is composed on our side, not the agent's — it cannot be edited out of a call.
No collections. Ever. The desk answers questions about money. It never chases it, never negotiates it, and never dials out.
Nothing vanishes. Every call is on your board the moment it ends, transcript attached, resolved or waiting on you.

The math, at your size

Your door count, next to the hire you'd otherwise make.

250 doors
The Full Desk, flat
$2,000
per month · month-to-month
The next back-office hire
$6,150
per month, fully loaded¹

¹ Our modeling assumption, not a survey figure: a coordinator/bookkeeper at a $57,500 salary (the midpoint of a $50–65k range) × 1.28 payroll load ÷ 12 months, rounded to the nearest $50. Your market may differ; the arithmetic is there to check. A hire also clocks out at five — the Full Desk price includes the phone line answered around the clock, which is otherwise its own bill.

How the build works

One read-only login. Six scheduled reports. Twenty minutes.

1
Week 1 · 20 minutes of your time You create a read-only login and schedule six reports.

Your admin adds a view-only user and points your software's scheduled reports at our intake address. You can revoke the login any time, instantly.

2
Week 2 · your test close, included We build your system and run your latest month-end as a test.

We table your lease terms and fee schedules with you, then run your latest close. You get the check report and two sample owner packets built from your real numbers. Mark up anything that doesn't sound like you; that's how the system learns your voice.

3
Week 3–4 · first live close, phone goes live Your first real month-end, delivered — and the line forwards.

Close-check report to you, owner packets drafted for your review; you send them under your name. Full Desk offices forward their office line this week — the desk answers from the fee tables and ledgers you signed off on in week two, and you can unforward the line yourself, any time, instantly.

+
From month two · the system grows We meet monthly and decide, together, what it carries next.

Delinquency reminders drafted for your team to send, owner communications, vendor paperwork: added one module at a time, each quoted flat before we build it. The desk drafts; your office sends.

What we will never do

The lines that don't move.

  • Hold bank logins or move a single dollar — ever
  • Sign anything — we prepare, you sign
  • Collect rent, hold funds, or negotiate a lease
  • Give legal or tax advice — we flag what your own documents and deadlines say, we don't tell you what the law requires
  • Chase your tenants for money — the desk answers questions on your line; it never collects, never threatens, and never dials out
  • Make you change software, migrate data, or add logins for your team
  • Lock you in — month-to-month, cancel anytime, your data stays in your systems

You stay the licensed manager and the decision-maker on every item. We prepare; you approve. Everything that requires your license stays with you.

Fair questions

Asked and answered.

Who runs the desk?

Loch Davis, an engineer, builds and runs every client system personally and reads every document before it reaches you. That is why the roster stays short.

How many clients do you take?

A handful at a time. Onboarding is hands-on: we build each system by hand and run a full test close before going live, so we add offices only as fast as we can do that properly. The founding roster is five offices. After that, new clients join as capacity opens.

We already have someone who does the books.

Good — keep them. The check adds a second layer of review to a book that one person currently carries alone. It is built for exactly that structure.

We reconcile every month. What's left to check?

Reconciliation proves the cash matches the bank. The leaks this check is built for live one layer up, in records your software stores but never compares: the late fee a lease sets that never got posted, the vendor bill with no work order behind it, the invoice that arrived twice a month apart, the management fee that drifted from the agreement. The 15-point check exists to make those comparisons, every close.

Is this AI?

Yes — and on the phone, openly. Modern AI reads the ledgers, drafts the paperwork, and answers your line; that's why the price is flat and the line is answered at ten at night the same as at ten in the morning. The Front Desk identifies itself as an automated assistant in its first sentence on every call — we built it that way and don't offer a version that doesn't. A named human reviews every document before you see it, and every call lands on your board with its transcript. Nothing hides.

What can the Front Desk actually resolve on a call?

What your own records support: it explains charges from the lease's actual late-fee terms and the dates payments posted, confirms balances as of the last close, opens work orders with the urgency your written policy sets, and takes messages word for word. Where a caller disputes the record, it stops explaining and escalates — it never argues, never collects, and never guesses. Everything else lands on your board marked "waiting on you."

What happens when a tenant calls with an emergency?

Safety first: if anyone is in danger the desk says to hang up and call 911 before anything else. Then it opens the ticket as an emergency under your own severity policy and offers a live transfer to your line. You can also just unforward your number at any moment — the desk only ever answers calls you've chosen to send it.

What about our data?

We work from a read-only login you create and can revoke instantly, plus reports your own software emails us. No bank credentials, no fund access, no write permissions, nothing installed. Read-only means we cannot change your system of record. Calls on your forwarded line are answered on a recorded line — announced at the start of every call — and the recordings and transcripts live only in your private workspace. We hold report copies and call records while you're a client and delete them on request.

Which software do you support?

AppFolio, Buildium, and Rent Manager today — and if you're on spreadsheets or something older, that works too. The system runs on your reports, whatever produces them.

How fast do we see value?

Week two, when we run the free test close on your real numbers. If the close-check report finds nothing and the packets don't impress you, that's a useful answer that cost you 20 minutes.

Before you decide anything

Five doors. One month of statements. Free.

Send last month's owner statements for any five doors — no login, no setup for this step. We'll run the statement-facing checks: the duplicate scan, and each line read for swings that need explaining. Two sample packets come back drafted from your real numbers, free, before any commitment; the full 15-point close comes with your test month. Anything you send stays confidential, is used only for this check, and is deleted on request. Worst case, you learn those five doors are clean.

Run the free check

Rather hear the desk first? Call the demo desk

Loch Davis runs the desk. No document leaves it unread.
ldavis@darkdeskco.com