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PB Inspect

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Features

Everything PB Inspect does — move-in/out inspections, tenant e-signing, repairs, and reports.

đź“‹Inspections

  • Move-In, Move-Out, and Mid-Lease inspection types.
  • Room-by-room condition checklists (Good / Fair / Poor / N/A) tailored to each room.
  • Multiple tenants per unit; new-vs-existing tenant tracking.
  • Autosave; draft / submitted / completed status.

📸Photos, video & audio

  • Upload photos and video per room, from camera or library (large files supported).
  • EXIF capture-time & GPS read on upload; recent-photo verification window.
  • Voice notes transcribed to text automatically.
  • Full-screen gallery: room navigation, captions, freehand markup, room-aware tags, filter, slideshow.
  • Optional AI assist (suggestion-only): one consolidated “Analyze room” pass suggests a rating per checklist item (with a short description + repair note only for Fair/Poor/Damaged), plus an on-demand per-photo read. You confirm everything; it describes visible condition without diagnosing cause.
  • “Teach the AI”: correct any suggestion (type or voice) and it becomes an editable, account-private house rule applied to future runs — guidance, not model training. Manage rules in Admin → AI assist.

✍️Tenant review & e-signature

  • Send tenants a private link (no login) to review the report, add photos/notes, and agree/disagree per room.
  • First-time tenants get a short branded welcome (what this is / what to do / what's coming) with an optional, compliant SMS opt-in (affirmative consent, versioned + timestamped log); after one Continue it goes straight to the review.
  • Disagreements are specific & reasoned (anchored to the room, an item, or a photo; category + typed/voice reason); rooms can be skipped with a reason; tenants can tag “this is my room.”
  • Signing windows: sending freezes the landlord's findings and starts a configurable clock (default 5 days); revise anytime with Unsend & resend.
  • Identity-verified, email-confirmed e-signature — a private link per tenant, each with their own attributed notes/photos and independent signature; daily reminders to unsigned tenants.
  • Tenants can sign, add input, or — after viewing — “Skip / defer” (a logged waiver, not a signature); skip stops reminders, is reversible, and stays distinct from no-response.
  • “Out for signing” dashboard: see every report awaiting signatures across your portfolio — who's signed, who's pending, who opened it, days left — and resend any tenant their link in one click.
  • Compiled report at window close (or once all respond): frozen findings + every tenant's responses + all signatures + each tenant's outcome (signed / viewed-and-deferred / offered-no-response). Missing signatures never block it.
  • Tamper-evident, hash-chained audit log of every signing event.
  • PDF report generated and emailed automatically on confirmation.

🏢Properties, tenants & LLC groups

  • Per-property page with current tenants, past tenants, and full inspection history.
  • Per-property room inventory: standard common rooms (incl. Laundry) + a Floor Ă— Position bedroom grid + flexible bathrooms (full/half). Inspections inherit it; comparison matches rooms by identity.
  • Appliance records per unit: gas/electric, serial number, warranty info, and a receipt photo.
  • Tag properties by owning LLC / portfolio group; filter the dashboard and units list by group.
  • Bulk import units & tenants from an AppFolio CSV (detects an owner/portfolio column).
  • Persistent per-unit tenant links for year-round checks.
  • Compliance dashboard, grouped by building: one shared rental license + year built per building, with lead paperwork (Lead-SAFE cert + Certificate of Analysis) and CRS per unit. Current / Expiring / Overdue status, a next-deadline column, summary tiles, sortable columns, photo/PDF upload, AI expiry-date OCR, and email alerts as expiry nears.
  • Move-in compliance tracker: per-tenancy checklist for the docs each new tenancy needs — Certificate of Rental Suitability (60-day validity), Partners in Good Housing handbook, and the lead pack (Lead Disclosure Statement signed by tenant, EPA pamphlet, Lead-SAFE cert). Lead items auto-apply only to pre-1978 units. Color-coded, with filters and a per-tenancy Complete/Incomplete rollup.
  • Email a selected set of a unit's documents as one package to a tenant or inspector.

🌀Maintenance checks

  • Tenant-submitted filter changes (old + new filter photos) and smoke/CO detector checks.
  • Camera-enforced, EXIF/GPS-verified submissions.
  • Record each unit's heating/cooling and filter size; units with no filter skip filter reminders.
  • Optional automatic email reminders to tenants when a filter/smoke check is overdue.

🔧Repairs & to-do

  • Flag any inspection photo as needing landlord action, with a note.
  • Repairs page rolls up everything flagged, grouped by unit — mark done or reopen.
  • Send a vendor a clean private work-order page (no login) to Accept / Complete / decline each repair — responses show on your Repairs list.
  • Items flagged for repair are shown to the tenant during review and summarized in the report (per room + a full list).
  • Repair supplement: mark a flagged repair complete with after-photos + a note, then generate a before/after supplement report (download or email to the tenant) proving promised repairs were done. Internal items excluded.
  • Internal notes (landlord only): private photos/notes on an inspection that never reach the tenant or report — for things like structural/exterior work.
  • Every issue is classed Immediate or Long-term; the Repairs & To-Do tracker filters by it, and each property page shows that unit's open issues.
  • Record keys, fobs, mailbox keys, and access codes per inspection — with a photo of each key/fob set, included in the report.

⚙️Accounts & admin

  • Multi-landlord: invite other landlords, each with a private, isolated portfolio.
  • Sign in with Google or with an email + password.
  • Per-account settings: report BCC, auto-email, signing rules, photo tags, dev/test mode.
  • Site Admin (site admins only): manage logins, View-as a landlord to troubleshoot, system health bar, and an AI cost dashboard.
  • Built-in error monitoring: server and browser crashes are captured automatically into an Errors panel (with a 24-hour count); a friendly crash screen replaces blank pages.
  • One-click full data backup (JSON export of every record) for safekeeping.

📧Reports & messaging

  • Branded PDF reports, emailed via Resend with optional BCC.
  • Per-LLC branding: logo, business name, contact, and footer on reports/packages — an account default with per-ownership-group overrides.
  • Editable message templates for tenant texts/emails, the report email, reminders, and vendor work orders (with the required SMS opt-out line locked in).
  • Tenant texting via Twilio (SMS compliance / opt-out built in).

🗑️Safety & housekeeping

  • Trash with restore, permanent delete, bulk actions, and 30-day auto-purge.
  • Deleting a photo or room asks to confirm; deleted photos go to a per-inspection “Recently deleted” you can restore from for 30 days.
  • Move-in vs. move-out photo comparison.
  • One-click move-out deposit package: condition changes, side-by-side photos, and an itemized deductions worksheet (download or email; doubles as the itemized list of damages).
  • Each landlord's data is isolated per account, with a tamper-evident signing audit log — both backed by automated tests.
  • Privacy Policy, Terms, and SMS Policy pages.

Interested in using PB Inspect for your properties?

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