Maintenance that just makes sense. Powered by JoyAI.

Remake maintenance workflows with modern tools to catapult resident retention, service team satisfaction, and overall productivity—all while simplifying inventory management and improving asset lifespan.

Real-time updates for service requests
Intuitive, digital make ready projects
Call Center with maintenance experts
Simplified inventory management
A man on a cellphone, with graphic elements representing HappyCo's Maintenance products
Service Requests

Real-time updates and self-serve

With real-time messaging, remote staffing, and self-service options, you’ll exceed resident expectations and elevate your team’s impact.

Maintenance Workflows | Service Requests | Rapid Response
Maintenance Workflows | Service Requests | Resident Self-Serve
Maintenance Workflows | Service Requests | Enriched Service Requests
Maintenance Workflows | Service Requests | Maintenance Portal
Maintenance Workflows | Service Requests | Resident Notifications
Maintenance Workflows | Service Requests | Unit Inventory
Maintenance Workflows | Service Requests | Surveys Ratings
Maintenance Workflows | Service Requests | Integrated PMS

Rapid Response

Your residents demand quick responses. With our Happy Force remote service team, your residents receive a reply in <4 minutes on average from an experienced maintenance technician.

*Response is via SMS with call options available.

Resident Self-Serve

Enable residents to solve simple maintenance items guided by our Happy Force techs, allowing onsite teams to focus on critical items.

Enriched Service Requests

For all service requests, Happy Force techs ask relevant questions to enrich ticket details, reducing time to close issues portfolio-wide.

Maintenance App 
& Dashboard

Perform service requests and supervise work in real time with our Maintenance mobile app and online manager dashboards.

Maintenance Portal

Residents can view live service request summary, status, and schedule, and message their assigned technician — no app required.

Resident Notifications

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Residents receive automated messages on technician arrival time and profile photo, and can easily reschedule appointments.

Unit Inventory

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Solve inventory challenges with item manuals auto-added to work orders, plus On-Hold and Do Not Repair alerts for unavailable or end-of-life items.

Surveys & Ratings

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Capture resident sentiment and uncover needed improvements empowering your team to action insights and boost overall resident satisfaction.

Integrated with your PMS

We work with all major PMSs, so your residents submit service requests the same way as today. Then maintenance teams work in HappyCo until the request is closed and lodged to your PMS.

Blanton Turner revamps service requests for an exceptional resident experience.
Read the Story

“Happy Force allows us to service our residents with the exceptional response time they desire and deserve, responding within 3 minutes of submitting a maintenance request!”

Heidi Turner
Heidi Turner
Principal & Cofounder
Blanton Turner
Read the Story
<4
Minutes avg. response time with SLA of 60 min guaranteed
5+
Years of avg. experience in apartment maintenance for Happy Force Techs
Unit Turn & Make ready

Digital make ready and inventory management

Consistently collect damages from move-outs with better documentation and leverage AI-optimized tools to better manage unit turns portfolio-wide.

Make Ready Projects

Improve Make Ready with automated scheduling and portfolio-wide visibility to monitor unit progress, speed turn, and address bottlenecks.

Inspections

Data quality determines your damage recovery. Our market-leading mobile inspections deliver better owner outcomes and resident experiences.

Work Orders

Work Orders are at the core of unit turn, and with AI-optimized work orders and a user-centric app, speed turn and decrease vacancy days.

Vendor Management

Ease vendor scheduling and communications to save your onsite teams time. And with vendors informed before arrival, you’ll reduce turn times.

Inventory Management & Procurement

Unlock seamless inventory control across your properties to manage supplies effortlessly, for faster market-ready units and cost control.

Integrated With Your PMS

When a move out is flagged in your PMS, a Make Ready is automatically scheduled in HappyCo. Your teams work solely in HappyCo during the turn process; and when the unit is marked Ready in HappyCo, it is completed in the PMS, triggering your leasing workflow*.

*Leasing workflow triggered in MRI, ResMan, and RealPage only.

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Maintenance Workflows | Unit Turn Make Ready | Make Ready Projects
Auto-Scheduling
Inspections and Work Orders are automatically scheduled and assigned when a move out is flagged in your PMS.
Property Dashboard
Monitor turn projects by property in a unified view, color-coded to highlight issues in an instant.
Project Stages
Configurable project stages allow you to customize Make Ready projects to suit the way you work.
Average Turn Days
Average unit turn days by property is automatically calculated for an accurate picture of progress.
Unit Turn Details
Drill down to assignments, urgent and completed tasks, and missed dates for quick oversight.
Separate Service Workflow
Make Ready work orders are not synced to your PMS, ensuring Service Requests are separate and prioritized.
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Maintenance Workflows | Unit Turn Make Ready | Inspections
MIMO Templates
Pre-move-out, Move-out, and Move-in templates enable fast setup, easily configurable to your SOPs.
Inspection Editing
Edit inspection items on-the-fly on mobile – for when unit turn items don’t match expectations.
Automated Work Orders
Work Orders are automatically created when unexpected issues are flagged from MIMO inspections
Photos & Signatures
Time-stamped photos, 16 per item, and e-signatures provide digital proof for resident disputes.
Item Cost Estimates
Estimate move-out damages per item by assigning specific repair/replace costs with property cost sheets.
Guest Inspections
Delegate move-in inspections to residents with ratings and photo functions, no app or login required.
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Maintenance Workflows | Unit Turn Make Ready | Work Orders
Intelligent Work Orders
With JoyAI, work orders are summarized, categorized, and enriched with item manuals and community content.led and assigned when a move out is flagged in your PMS.
Mobile & Web Apps
With its simple and easy-to-use interface, Work Orders makes every task a pleasure, whether on desktop, mobile, or both.
My Work & Multi-Property
On mobile, team members view their work orders and inspections, by urgency and across the properties they work.
Time Tracking
Easily track work order completion time on the mobile app, so your supervisors can manage capacity effectively.
Spanish Localization
On mobile, your team can view and input using Spanish, and the app translates to English. Also available in French Canadian and Croatian.
Same Unit Suggestions
Same-unit tasks and inspections are surfaced when performing work in a unit for greater productivity.
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Maintenance Workflows | Unit Turn Make Ready | Vendor Management
Assignments & Notifications
Assign vendors to specific work orders, and all relevant details are emailed to the vendor in one click.
Vendor Portal
Vendors can view work order details, and accept or decline in the online portal – no app or login required.
Accept/Reject Workflow
Work Orders are auto-updated with vendor acceptance or rejection; filter by status to follow up on no-replies.
Work Order Updates
Add photos and work order details after initial contact, and vendors can view updates in the Portal.
Reassignment Workflow
Easily reassign work orders to another vendor. Previously assigned vendors lose access to that work order.
Make Ready Integration
Track, manage, and view status on work orders scheduled with vendors in Make Ready Projects.
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Maintenance Workflows | Unit Turn Make Ready | Inventory Management Procurement
Unit Inventory
JoyAI adds make, model, manufacture date, and PM schedules when you capture item serial numbers.
Centralized Inventory Tracking
Track items in your warehouse or at storage locations to better manage turn based on available inventories.
Parts Procurement
Technicians can request parts and place work orders on hold until approved by procurement for accurate turn times.
Shopping Lists
When technicians request parts, they are added to shopping lists your procurement team reviews to place orders.
Maintenance Workflows | Unit Turn Make Ready | Integrated PMS
Maxus speeds unit turn and make ready, with significantly faster move-outs and move-ins. 

“The time-savings is substantial. Before, turning a unit required multiple visits to assess requirements. With HappyCo, they log right in and see any inspection, eliminating those extra visits.”

Rae Schnabel
Rae Schnabel
Director of Sustainability & Special Projects
Maxus Properties
Read the Story
1 Day
Labor saved on average for move-out process
$50K
Equivalent labor hours saved annually on move-ins
GoldOller flips on the switch for effective turns with higher resident chargebacks and fewer disputes.

“The numbers don’t lie. 
Since implementing HappyCo, resident disputes at Timberlake have dropped 82%. And we’ve increased damage charges collected 
by 17%.”

Stephanie Robledo
Stephanie Robledo
Asst Property Manager at Timberlake
GoldOller Real Estate Investments
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17%
Increase in resident chargebacks collected
82%
Drop in resident disputes
Aspen Heights exceeds their expectations for student turn KPIs with a significant boost in damage recoveries.

“With the risk of subjectivity in unit inspections and damage charges without adequate support, this tool was extremely helpful in maintaining consistency across the entire portfolio.”

Demi Sterling-Kinney
Demi Sterling-Kinney
‍Vice President of Operations
Aspen Heights Partners
Read the Story
$22K
Increase in damage charges per property portfolio-wide
$780K
Projected annual increase in total damage charges
Recurring Maintenance

Intelligent work orders and after-hours calls

Alleviate everyday maintenance tasks with AI-enriched work orders, after-hours call management, and better life safety workflows.

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Maintenance Workflows | Recurring Maintenance | Intelligent Work Orders
Summary & Categorization
JoyAI summarizes work orders and categorizes them by Service Request, Turn, Preventative, and Regulatory.
Item Manual & PM Schedule
Capture serial numbers, and JoyAI auto-enriches the work order with item manual, warranty, and service schedule.
Community-Sourced Content
JoyAI puts videos and community forums at your team’s fingertips — in the relevant work order for faster resolution.
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Maintenance Workflows | Recurring Maintenance | Call Management
Customizable Routing
After-hour emergencies and missed daytime service calls are seamlessly routed by your rules.
On-Call Scheduling
With intuitive drag-and-drop scheduling, create weekly, bi-weekly, and emergency on-call schedules in seconds.
Automated Work Orders
Calls are matched to unit and resident, and Work Orders are auto-generated with all the call details.
Masked Numbers
Protect your team's personal digits using masked numbers for resident phone calls or via text/SMS.
Visual Voicemail
Voice transcription of recorded calls helps your team quickly determine the caller’s core needs.
Service Team Photos
Service team photos are included in text details, so residents know who will be knocking at their unit.
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Maintenance Workflows | Recurring Maintenance | Maintenance Call Center
After-Hours Call Deflection
Many after-hours calls are not true emergencies; so work is scheduled for your onsite teams the next business day.
Day-Time Call Center
Now with day-time call services, Happy Force provides a first line of defence to support your onsite teams.
Enriched Service Requests
Happy Force techs ask questions to enrich every ticket’s details, reducing time to close issues portfolio-wide.
White Label Option
For portfolio deployments, we offer an option to brand our Happy Force service as part of your offering.
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Maintenance Workflows | Recurring Maintenance | Fire LIfe Safety
Inspections
Schedule life safety checks from fire prevention to exterior lighting, and ensure rock solid documentation with signatures and photos.
Work Orders
When inspections uncover life safety issues, work orders are auto generated. Require task completion with scheduled deadlines
Insights
View real-time reporting -wide for all critical life safety, so your team can identify and address issues before they become big issues.
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Maintenance Workflows | Recurring Maintenance | Curb Appeal
Inspections
Ensure your brand standards are met with configurable templates to match each property’s amenities.
Work Orders
Work orders are automatically generated when inspections uncover curb appeal issues
Insights
View real-time reporting for curb appeal, so your team can ensure brand standards are maintained portfolio-wide.
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Maintenance Workflows | Recurring Maintenance | Inventory Management Procurement
Unit Inventory
JoyAI adds make, model, manufacture date, and PM schedules when you capture item serial numbers.
Centralized Inventory Tracking
Track items in your warehouse or at storage locations to better manage turn based on available inventories.
Parts Procurement
Technicians can request parts and place work orders on hold until approved by procurement for accurate turn times.
Shopping Lists
When technicians request parts, they are added to shopping lists your procurement team reviews to place orders.
Maintenance Workflows | Recurring Maintenance | Integrated PMS

Intelligent Work Orders

Giving maintenance techs more context and better resources to resolve work orders faster means less time wasted and 5-star service from start to finish.

Call Management

Reduce unnecessary wakeup calls and route missed calls, turning every call into an opportunity to increase staff impact and deliver incredible customer service.

Maintenance Call Center

With Happy Force, your day-time and after-hours calls are triaged by our experienced service team remotely, who communicate directly with residents, saving onsite teams valuable time.

Fire & Life Safety

Protect residents with scheduled inspections and automated work orders for all life safety, and easily manage replacement schedules for crucial items like smoke detectors.

Curb Appeal

Your properties speak for themselves. Create eye-catching communities with streamlined inspections and hassle-free task management.

Inventory Management & Procurement

Unlock seamless inventory control across your properties to manage supplies effortlessly, for faster maintenance and cost control.

Integrated with your PMS

Our maintenance tools integrate with most PMSs; resident data is added to work orders generated from Call Management and Call Center; life safety and curb appeal work orders completed in HappyCo display in your PMS.

HNN streamlines call management and after-hours emergency work order creation.

“It gives us a dashboard where we can see portfolio-wide what's on hold, what's still being completed, and how quickly the staff is responding to those urgent or priority requests.”

Owen Fleming
Owen Fleming
‍Director of Capital Projects
HNN Communities
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7500
Units serviced by Call Management
Blanton Turner impacts service team daily work and after-hours calls.

“Happy Force techs are getting the details and running through a few basic troubleshooting items so that my team can come in and just solve the problem if it wasn’t already resolved.”

Leslie Haynsworth 
Leslie Haynsworth 
General Manager at Arrivé Seattle
Blanton Turner
Read the Story
45%
After-hours calls deflected
20%
Time saved for onsite maintenance
Maxus tackles fire and life safety and saves big on bulk equipment purchases.

“We now get a better discount on fire and safety products. Previously, we may have not kept up to that scale, and we wouldn't have been getting those bulk discounts – which have been a home run for us.”

Alex Cuenca
Alex Cuenca
Director of Asset Performance
Maxus Properties
Read the Story
18%
Savings on life safety equipment
Preventative Maintenance

Automated schedules and smart recommendations

Extend useful life and control costs with automated preventative maintenance schedules and AI-powered purchasing recommendations.

Preventative Maintenance Schedules

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Easily configure preventative maintenance schedules for fixed assets or unit items in a few clicks, and Inspections and Work Orders are auto-scheduled for maintenance teams.

Smart Recommendations

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JoyAI intelligently assesses fixed asset and item data from expected lifespan to work order history to power proactive recommendations to manage costs effectively.

Warranty Tracking

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JoyAI tracks fixed asset and inventory item warranties, ensuring in-warranty items marked for repair are sent to the manufacturer, not repaired by your onsite team – for greater cost savings.

Do Not Repair

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When an item is repaired multiple times and the estimated repair costs approach or surpass a new purchase, JoyAI badges the item with a Do Not Repair alert.

Energy Star & Recall Tracking

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From recalls to Energy Star details, JoyAI keeps your team informed of critical compliance across your properties.

Integrated With Your PMS

When a move out is flagged in your PMS, a Make Ready is automatically scheduled in HappyCo. Your teams work solely in HappyCo during the turn process; and when the unit is marked Ready in HappyCo, it is completed in the PMS, triggering your leasing workflow*.

*Leasing workflow triggered in MRI, ResMan, and RealPage only.

Maintenance Workflows | Preventative Maintenance | Preventative Maintenance Schedules
Maintenance Workflows | Preventative Maintenance | Smart Recommendations
Maintenance Workflows | Preventative Maintenance | Warranty Tracking
Maintenance Workflows | Preventative Maintenance | Do Not Repair
Maintenance Workflows | Preventative Maintenance | Energy Star Recall Tracking
Scheduling & performance

Work assignment and reporting

Power up your team’s productivity with AI-optimized scheduling and a skills database, plus get instant insights with real-time reporting.

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Maintenance Workflows | Scheduling Performance | Work Assignment
Drag-Drop Scheduling
Schedule and assign work in minutes and easily overwrite schedules when you need control in your hands.
Capacity Calculator
Instantly assess individual team member capacity with automated calculations of current workload.
JoyAI Suggestions
Related and duplicate work orders are auto-surfaced for grouping work at a unit or merging duplicates.
Multi-Property & Teams
Schedule work across multiple properties, and by team to delegate by focus area, e.g. unit turn or service requests. 
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Maintenance Workflows | Scheduling Performance | Technician Profiles
Skills
Showcase technician skills and experience in areas such as appliance repair, drywall, electrical, and HVAC.
Resident Ratings
Identify and reward top performers and provide more service training to those with lower scores.
Work Orders
View total work orders completed by technician for a quick assessment of experience depth.
Certifications
Certifications and licenses are entered to showcase specializations, so your team can highlight their expertise.
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Maintenance Workflows | Scheduling Performance | Maintenance Team Dashboard
Technicians Overview
Access a unified view of all technicians across a property or region with snapshot data of capacity, ratings, and work orders.
Capacity Calculator
View individual and total capacity across your property or regional team with real-time calculations of current workload.
Team Member Details
Drill into individual performance details from resident ratings and comments, to average ticket completion time and more.
Property & Regional KPIs
View KPIs by property or region for completed work orders, average ticket completion time, and available capacity.
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Maintenance Workflows | Scheduling Performance | Multi-Property Team Views
Multi-Property & Teams
View work across multiple properties in map or calendar views and by team focus area, e.g. unit turn or service requests. 
Supervisor View
Supervisors see their team’s work across multiple properties in both calendar and map views to coordinate work.
Technician View
Maintenance techs view their own personalized day and week of scheduled work in priority and list views.
Assign Team Membership
Save individuals into groups like Service Requests versus Unit Turn teams for easy, accurate assignment every time.
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Maintenance Workflows | Scheduling Performance | Insights
Maintenance Dashboards ‍
Best practices dashboards get you started without lengthy setup, so you can begin identifying and solving issues faster.
No-SQL Interface
Powered by Looker, a world-class BI platform, access real-time reporting with no SQL knowledge required.
Detailed Drill-Ins
Drill into property or portfolio details in a click: unit and property conditions, maintenance KPIs, and team performance.
Visualizations, Filter, Pivots
Understand your data better with performance visualizations and summaries of charts, graphs, pivots, and filters.
Schedule and Share Reports
Understand your data better with performance visualizations and summaries of charts, graphs, pivots, and filters.
Photo Compatible
Attach photos to any report for richer context, especially valuable for property and unit condition reporting.

Work Assignment

Simplify and speed up daily work assignments across teams, techs, and properties. JoyAI matches technician skills, proximity, and schedules, maximizing service time and boosting productivity.

Technician Profiles

Promote your team’s strengths with a skills and certifications catalog. Technicians can update their individual profiles and promote their skills, so you can better match their unique abilities to every work order.

Maintenance Team Dashboard

Get at-a-glance insights for each member of your maintenance team by capacity, resident rating, completed work orders, and more; plus view your real-time property or regional KPIs instantly.

Multi-Property & Team Views

Better prioritization of work is often as simple as better oversight. With personalized views for multi-property, supervisors, and individuals, raise team productivity and engagement.

Insights

Put powerful business intelligence within reach. Make the most of HappyCo’s best-in-class data collection with rich visualizations, digestible data, and analytics for managing maintenance across your entire portfolio.