ETCH Enterprise · for rental operators

Less overhead. Revenue before move-in, through the lease, and after move-out.

ETCH runs everything that happens inside your homes: turns, repairs, move-ins, move-outs and the vendors who do the work. Your residents get an app they actually use. Your leases and rent stay where they are.

Book a demoSee your numbersSee the problems we solve
Rent-ready soonerTurns scoped from photos and booked the same day
Work orders that dispatch themselvesPeople only see the exceptions
Storms dispatched without a phone callOne approval covers every home in the path
Resident and technician apps includedBranded for you
One home · one full cycle

Every lease is a cycle. ETCH runs all of it.

Follow one rental home from the last resident's move-out through the turn, upgrades and the next move-in, and see where ETCH makes and saves you money along the way.

Why ETCH

What costs a portfolio money every day.

Turns

Vendors book on their schedule

Turns wait on whoever is free, and favorites get the work. Every day a home sits empty is rent you don't get back.

ETCH sets the date, time and price limit. Vetted firms accept or lose the job.
Repairs

The truck rolls without the facts

Repeat visits, wrong parts and emergency premiums for work that could have been planned.

Residents send photos first. The diagnosis and the part are known before anyone drives.
Staff

Coordinators chase every job

Coordinators spend the day on the phone with vendors and residents.

Most work orders dispatch themselves. People only see the exceptions.
Deposits

Move-out ends in an argument

No sealed move-in record means no fair move-out, and disputes that take staff time.

Every photo compared to the sealed move-in record. Wear versus damage, with the reasoning shown.
Capital

Systems fail as emergencies

Water heaters, roofs and HVAC replaced one at a time, at emergency prices, with no plan.

Every system's age in every home. What fails, where and in which quarter, ordered ahead at better prices.
Vendor coverage

Your homes.

Every market you operate in, on one map.

Module 1 · Turn Defense

Rent-ready sooner, with the evidence attached.

Residents photograph each room at move-out. AI compares every photo to the sealed move-in record, separates normal wear from damage, scopes the turn and books the right trades the same day. A person approves every charge.

Empty kitchen and living area photographed at move-in, floors, walls, paint and appliances in clean condition
The same empty kitchen and living area at move-out, with each finding marked as normal wear or damage
Paint · hallway corner fading normal wear
Paint · scuffs by switch normal wear
Wall · drywall hole damage
Refrigerator · door dent damage
Wall · crayon damage
Floor · gouge and cracked plank damage
Floor · walkway dulling normal wear
Move-in · sealedMove-out · comparedDrag to see move-in →
Normal wear · not chargeable
Floor and paint wear

Walkway dulling, scuffs by the switch and fading at the hallway corner are weighed against tenancy length and useful life. Normal living, so the resident isn't charged.

Damage · sent for approval
Drywall, floor plank and appliance damage

The drywall hole, crayon, floor gouge and refrigerator dent are itemized with the move-in and move-out photos side by side. A person approves every charge, and the trades are booked for the turn.

Shorter turnsscoped from the move-out photos
Same daytrades booked from the photos
Sealedtimestamped, hashed, re-checkable
Module 2 · Everyday
Photo diagnosis and dispatch

Most repairs dispatch themselves.

A resident's photo becomes a diagnosed, priced and dispatched job. Under the not-to-exceed limit, nobody touches it. Over it, one tap approves or declines.

Resident
Photo sentLeak under the kitchen sink
ETCH
DiagnosedCracked trap, with a certainty score
ETCH
PricedWithin your not-to-exceed limit
ETCH
DispatchedVetted plumber · window set by you
Technician
On the wayResident and office told
Done
ClosedAfter photos filed to the home's record
Storm response

Hail over your homes. One approval.

Every home in the path is ranked by risk. Approve once, and roof inspections go to your roofers first, each in the ZIPs their techs declared, then the ETCH network. Residents are told when someone is coming. Results come back with photos of every roof; repairs booked, claims filed. No phone calls.

Who shows up

Every tech carries a ProPass. Every ProPass says where they work.

Your own vendors and ETCH Pro firms onboard the same way: each person is background-checked, their licenses are verified, and they declare the ZIP codes they work. So a work order in a ZIP is offered only to techs who cover it, highest-rated first, with no one in your office looking up who goes where. Residents see the pass before anyone is let in.

Module 3 · Data & Capital Planning

Replace on plan, not in an emergency.

ETCH builds every home's record from the systems you already use, so every system has an install year and a climate-adjusted life. See what will fail, where and in which quarter. Order ahead at volume prices. Track every warranty, and catch every recall. And as the network grows, Market insights shows how your homes compare with thousands like them.

Water heaters reaching end of life, by quarteramber · order ahead
This quarterLater

Planned, not emergency

Emergency replacement costs more. Planning removes the premium.

Warranties tracked

Every unit's warranty on file. Claims filed before you pay for a covered repair.

Recalls

A recall lands. You already know which homes.

Every appliance and system on the home's record has its make, model and serial number, scanned from the label at install or turn. When a manufacturer issues a recall, ETCH matches it to the exact units in your portfolio, flags the safety risk, tells residents what to do right now and books the free remedy with a vetted pro. Nobody digs through spreadsheets, and nothing recalled stays in a home.

Resident upgrades

New rent on the systems you'd replace anyway.

Residents choose upgrades right in their app: a smart thermostat, a newer refrigerator, a washer and dryer, water filtration, smart locks. They pay a monthly fee with their rent. You earn new monthly rent on equipment that was already on your replacement plan, and residents get a home they want to stay in.

  1. Offered in the appOnly upgrades your policy allows, matched to the home's record
  2. Chosen by the residentOne tap, added to their monthly rent
  3. Installed by a vetted proScheduled like any other ETCH job, with after photos
  4. Logged to the homeModel, install date and warranty on the home's record
Module 3 · Data & Capital Planning · Data coordination

The data you already have, finally working.

Your property management system, work orders, purchasing, smart locks, utilities and inspections each hold a piece of the same house. ETCH joins them on the home, puts the result in the systems you already run and sends each issue to the person who owns it.

Where it lives today
Property managementWork ordersPurchasing and supplyAccess and smart locksUtilitiesInspectionsInsurance, warranties and recalls
Data

Matched to every home, every system in it and every vendor who touched it. Duplicates merged, gaps flagged.

Where it goes
Your data warehouseLive tables inside the data platform you already run. Nothing to copy, no pipeline to maintain. No warehouse yet? We set one up that you own.
Your AI toolsAn MCP server and API, so your own agents and assistants can ask questions of every home and act on the answers.
The right personA failing system goes to capital planning, a late vendor to vendor management, a safety issue to the market lead, in the tools they already use.

Not another dashboard

Nothing new to log into. ETCH works inside your warehouse, your reporting tools, your work order system and your inbox.

Answers, not charts

Ask in plain language and get the homes, the reason and the next step.

Which homes have a water heater past its life and a leak reported this year?

Yours to keep

Your data stays in your systems, in your format. Use it anywhere. If you ever leave, it stays with you.

Module 3 · Data & Capital Planning · Market insights

See your homes against the whole network.

Every home on ETCH makes the benchmarks sharper: how long systems really last in your climate, what repairs cost by trade and season, where vendor prices are heading. Market insights puts your portfolio next to anonymized network benchmarks and turns the gap into your capital plan.

Grows with the network

Your portfolioYour own history
Your submarketsHomes near yours
Your regionSame climate band
NationwideEvery home like yours
How benchmarks are built
  • From anonymized homes across the network. No names, addresses, rates or vendor terms.
  • A benchmark only shows when enough homes and operators contribute that no one can be singled out.
  • ETCH never shares one operator's rates, vendor terms or performance with another.
  • Your own data stays yours, to use freely. Personal information is never sold.
Market insights · Your portfolio vs the networkExample data
Example

Replace on plan, at the right time

Lifespans and failure curves from the network set the quarter each system should be replaced, before it fails in an occupied home.

SystemHomesPlan for
Water heatersSubmarket A, CNext 2 quarters
RoofsSubmarket CBefore storm season
Heating and coolingSubmarket BSpring, before the peak
Example

A budget forecast you can defend

Five years of replacement spend, with a range that narrows as more homes report.

Example

Hold, sell or upgrade, home by home

Each home's systems, repair trend and storm exposure against similar homes, with a recommendation your team can review.

HomeSystems past lifeRepairs vs networkSuggestion
Home 1 · Submarket ANoneBelowHold
Home 2 · Submarket CRoof, water heaterAboveUpgrade
Home 3 · Submarket BHeating and coolingIn lineUpgrade
Home 4 · Submarket ERoof, heating and cooling, water heaterWell aboveReview to sell
Example

Submarket comparison

Repair cost per home in each of your submarkets, against the network average for homes like yours.

Your data

Your data is yours. Pooled, it's worth more.

One portfolio's repair costs, system lives and vendor prices sell for very little on their own. ETCH combines them, anonymized, with the same data from insurers, lenders, builders, utilities and homeowners across every real-estate segment. The combined index is worth far more than any single piece, ETCH sells it at the highest value, and every contributor is paid a share in proportion to what they put in. More than you could get for your data alone.

Your organization's dataYours, to use freely.

Work orders, costs, vendors, inspections, photos and system records belong to you. Use them anywhere, export them any time, keep them if you leave.

Personal informationContact info never sold.

Residents' and employees' names, contact details, photos and messages are used only to run the service and are never sold or used to market to them without consent.

Network insightsAnonymized, across many homes.

What goes into the index carries no names, addresses, rates or vendor terms. It makes ETCH smarter for everyone, and it pays you when it sells.

ETCH never shares one operator's rates, vendor terms or performance with another operator. We never sell names, contact details, photos or messages.

The console

One system. A view for every role.

Executives see the whole portfolio, big approvals and audits of regional decisions. Regional, state and metro teams see only their homes, approvals, turns and storms. Setup is guided, step by step.

Overview · morning briefing
Good morning

Here's what needs you today.

Approve post-storm roof checksHail tonight
Big approvalsAbove regional limits
Homes not ready for keysMove-ins coming up
Audit regional decisionsReasoning attached

Scope: the whole portfolio.

Residents and techs, included.

Residents move in with a few taps, keep their Move-In Shield, report repairs with a photo and get emergency help in one tap. Technicians get the day's jobs, one parts list and directions, and everyone is told when they're on the way. Both apps are branded for you and included.

Revenue share

Your residents already buy these things. Now you earn on them.

Utilities, renters insurance, services, furniture and upgrades, bought inside your app before move-in, through the lease and after move-out. You earn a share of every one, on top of the savings.

Before move-in
Utilities & insurance

Set up in a few taps the day the application is approved.

Through the lease
Services, shop & upgrades

Pest, cleaning, lawn, furniture and appliance upgrades.

After move-out
Utility handback & the next home

Accounts moved back, deposit decided with evidence.

Your vendors
A share when they join

Firms you bring onto ETCH Pro earn you a share too.

The whole lease

Where ETCH pays for itself.

Savings where money leaks today, and new revenue where residents already spend, at every stage of the lease.

  1. Before move-in
    Makes

    A share of utilities, renters insurance, internet and furniture set up in the app, plus upgrade rent when the resident adds an upgrade at signing

  2. Through the lease
    Saves

    Repairs dispatched with the facts, and no coordinator chasing vendors

    Makes

    Services, shop purchases and upgrades added at renewal

  3. Capital
    Saves

    Planned replacement instead of emergency, warranties claimed and recalls fixed free

    Makes

    A data share: your anonymized data, pooled across segments and sold at the highest value

  4. Move-out
    Saves

    Deposit disputes settled with the sealed evidence

  5. Turn
    Saves

    Vacant days, with trades booked before the keys come back

Put your numbers on it ↓

Calculator

See what ETCH saves you, and what it makes.

Plug in your own portfolio. Every figure below comes from your inputs and from assumptions you can open and change.

Example: large single-family portfolio — replace with yours
AssumptionsAssumption — adjust to your portfolio

Conservative starting points. Change any of them to match how your portfolio runs.

What your residents see

An app residents actually use.

Branded for you. Move-in, the Move-In Shield, repairs from a photo and a fair move-out, all in one place.

Move-In ShieldEvery room on record, guided shot by shot
Repairs from a photoDiagnosed, with what to do right now
Every step trackedResidents know who is coming and when

Watch the resident story →

Your vendors, on ETCH Pro

Your vendors get better jobs, too.

Bring the firms you trust. ETCH Pro gives them everything they need to get the job right the first time.

Briefed before they roll

Every job arrives with the resident's photos, the likely cause and the parts to bring.

Schedules set by you

Your date, your window and your not-to-exceed limit on every job. Accept it or pass.

Paid without chasing

Close the job with after photos and get paid. No invoices to chase, no calls to make.

See ETCH Pro →

An etched illustration of a suburban street

Why we're building ETCH

You'll never know how much we saved you. That's the point.

The flood that never happened. The claim nobody filed. The Saturday you got back. When one home is looked after, the family, the pro, the insurer and the whole street come out ahead.

Better off.

Read the ETCH Promise
  • HomeownersKnow your home, fix it small, and let your care count when you sell.
  • RentersA home that works, and proof that gets your deposit back.
  • ProsWork without buying leads, so prices can be fair.
  • InsurersFewer, smaller claims, priced on the truth.
  • Agents and brokeragesClients for life, and homes that sell with proof.
  • HOAs and property managersOne alert reaches every home. No leak into the unit below.
  • Builders, warranty companies and makersFailures caught early. Recalls that find the right homes.
  • NeighborhoodsStreets that come through storms together.
Book a demo

Bring your doors. We'll show you ETCH on your own homes.

A live walkthrough of turns, repairs, storms and capital planning, set up the way your teams already work.

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