What the system does, and what a licensed person does.

Most of running a tenancy is coordination. Chasing rent. Booking a trade. Keeping an inspection on schedule. Answering a tenant at ten at night. Havella’s system does that work. The rest is judgement, and a licensed property manager does that.

This page sets out where the line sits. A landlord deciding whether to trust an agency built this way should be able to look, rather than take it on faith.

Which parts run without a person?

Havella back-tested the actions a property management agency performs and found roughly 85 per cent of them are machine executable. For those, the system prepares the work, checks it, decides within policy, communicates, schedules and records what happened.

Every workflow is a named sequence of steps with an owner against each one, so it is always visible which parts the system performs and which parts a person must. In the rent arrears workflow, five of the nine steps run without a person at all.

The 85 per cent figure is Havella’s own back-test of agency actions. It is not an industry statistic.

What does the system never decide?

A licensed property manager gates every call to a landlord or a tenant, and every step that starts a statutory clock. A breach notice. A notice to leave. An application to the tribunal. Entry to a property.

The same applies to the judgement calls that self-managing landlords correctly say software cannot make: whether a rental application has red flags, whether a property is being kept as it should be, and whether a leaking tap is a pattern or a one-off.

The system removes the forgetting, not the judgement.

Does the system pretend to be a person?

No, and it will say so if asked. Anything of consequence is signed off by a licensed property manager before it happens.

What happens when the property manager changes?

Calls, repairs, quotes and decisions go onto the record as they happen, against the property rather than inside a person. When somebody new picks up the property, the handover is already written.

Ask a landlord what finally made them leave an agency and the answer is rarely price. It is explaining the same property to a third property manager in three months.

What is an owner asked to do?

A landlord should not have to operate software in order to own a rental property. Approvals above the threshold the owner sets, and the decisions that shape the investment, go to the owner. Everything else is handled, logged, and available whenever it is asked for.

Where is Havella opening?

South East Queensland first.