How to Manage Single-Family Rentals with OpenClaw + TIDY

You own five rental houses. You also have a day job. Somewhere between the two, a tenant texts you that the garbage disposal is jammed, the lawn guy didn't show up last week, and the dryer at Birch St is making a noise. You make a mental note, forget half of it by lunch, and spend Saturday morning catching up.

OpenClaw changes this. It's the open-source AI assistant with 300,000+ GitHub stars that connects to WhatsApp, Telegram, Slack, and 30+ other messaging apps. Install TIDY's property management skill, and when that tenant texts you about the garbage disposal, you forward it to your assistant: "Garbage disposal jammed at Maple Dr, handle it." TIDY creates a tracked maintenance request and coordinates with your handyman. You get back to work.

This guide covers setup and the workflows that matter for single-family rental owners and managers: recurring maintenance, tenant transitions, seasonal upkeep, and keeping a portfolio organized without a property management company.

Setup (10 Minutes)

You need a TIDY account (free), Node.js 22.16+, and a messaging app.

Install OpenClaw

npm install -g openclaw@latest
openclaw onboard --install-daemon

The wizard connects your LLM (Claude, GPT, or a local model) and links a messaging platform. WhatsApp is the most popular choice for landlords who want to manage from their phone. Slack works well if you have a property manager or VA who also needs access.

Connect TIDY

# Get your API token
curl -X POST https://api.tidy.com/v1/customer/login \
  -H "Content-Type: application/json" \
  -d '{"email": "you@example.com", "password": "your-password"}'

# Save it and install the skill
export TIDY_API_TOKEN=your-token-here
clawhub install tidy-property-management

Verify it works: text your assistant "What properties do I have?" and you should get a response from TIDY.

Adding Your Properties

Set up each property once with the details your pros need. This is the part that saves you from repeating "the lockbox is on the back door, code 7734" in every text to every vendor for the rest of time.

You: Add 142 Maple Dr. 3bed/2bath, 1,800 sqft.
     Lockbox on back door, code 7734.
     Tenant: Sarah, has a large dog (friendly).
     Water shutoff is in the basement, left wall.
     Lawn is handled by GreenPro every 2 weeks.

OpenClaw: ✓ Property created: 142 Maple Dr
          3 bed / 2 bath / 1,800 sqft
          Access: Lockbox back door #7734
          Tenant: Sarah (dog — friendly)
          Notes: Water shutoff in garage, left wall.
          Lawn: GreenPro, biweekly (noted, not managed by TIDY).
          All pros will see relevant details automatically.

Include everything — utility shutoffs, alarm codes, tenant preferences, pet info. OpenClaw remembers it all across conversations. When you send a plumber to Maple Dr six months from now, they'll automatically get the lockbox code and a heads-up about the dog.

Tenant Maintenance Requests

This is the daily reality of SFR management: tenants report issues, and you need to log them, prioritize them, and get the right vendor out there. The old way involves a spreadsheet, a few phone calls, and follow-ups you forget. The new way:

You: Tenant at Maple Dr says garbage disposal is jammed
     and the bathroom exhaust fan is getting loud.

OpenClaw: ✓ 2 issues reported at 142 Maple Dr.
          1. Garbage disposal jammed — Normal priority
          2. Bathroom exhaust fan noise — Normal priority
          Your handyman (Jake M.) has been notified.

You: Actually, make the disposal urgent.
     She's got family visiting this weekend.

OpenClaw: ✓ Updated. Garbage disposal at Maple Dr
          moved to Urgent priority.
          Jake has been notified of the priority change.

Every issue is tracked in TIDY. Nothing lives in your text messages or your memory.

Tracking Open Issues

The biggest headache in SFR maintenance isn't reporting issues — it's tracking whether they got resolved. Check on everything without calling anyone:

You: What maintenance is open across all properties?

OpenClaw: 4 open issues across 5 properties:

          142 Maple Dr:
          • Garbage disposal jammed (Urgent, reported Mar 25)
            Jake M. scheduled for tomorrow 9am
          • Bathroom exhaust fan (Normal, reported Mar 25)
            Not yet scheduled

          308 Birch St:
          • Slow drain, master bath (Normal, reported Mar 22)
            Plumber visited Mar 24, parts on order

          520 Cedar Ct:
          • Fence gate latch broken (Normal, reported Mar 26)
            Not yet scheduled

          715 Oak Ln: No open issues ✓
          440 Elm St: No open issues ✓

One question, full portfolio visibility. You immediately know the disposal is being handled, the drain is waiting on parts, and the fence and fan still need scheduling.

"Schedule Jake for the fence gate at Cedar Ct and the exhaust fan at Maple Dr. Same visit if he can."

Tenant Move-Out and Move-In

Tenant transitions are the highest-stakes moment in SFR. The unit needs to be spotless, repairs need to be done, and the timeline is usually tight. Here's how to orchestrate it:

You: Tenant at Birch St moves out April 15.
     New tenant moves in April 22.
     I need a deep clean, carpet shampoo,
     and someone to patch the nail holes
     and touch up the paint.

OpenClaw: Here's the plan for 308 Birch St:

          Apr 16 — Patch nail holes + paint touch-up
                   (Handyman, est. 4 hours)
          Apr 17 — Carpet shampoo
                   (Cleaning pro, est. 3 hours)
          Apr 18 — Deep clean, full unit
                   (Cleaning pro, est. 5 hours)

          3 days of buffer before Apr 22 move-in.
          Want me to book this sequence?

You: Book it. And add a final walkthrough
     inspection on April 21.

OpenClaw: ✓ All 3 jobs booked for Apr 16-18.
          ✓ Walkthrough inspection noted for Apr 21.
          Pros have been notified with property access details.

The assistant sequences the work logically — patch and paint before carpet shampoo, carpet before deep clean — and leaves buffer before move-in. You didn't have to think about the order.

Recurring Cleaning Schedules

For occupied units with common area cleaning, or for vacant properties that need upkeep:

You: Set up monthly cleaning at Maple Dr and Oak Ln.
     First Tuesday of each month, 9am, 2 hours.
     Birch St is vacant — biweekly until the new
     tenant moves in April 22.

OpenClaw: ✓ Recurring cleanings scheduled:
          • 142 Maple Dr — Monthly, 1st Tue, 9am (2 hrs)
          • 715 Oak Ln — Monthly, 1st Tue, 9am (2 hrs)
          • 308 Birch St — Biweekly, Tue, 9am (2 hrs)
            Auto-ends April 22 (new tenant move-in).
          Pros have been assigned.

Adjust as things change:

"Skip next month's cleaning at Maple Dr. Sarah is on vacation."

"Switch Oak Ln to every two weeks. The tenant asked for it."

Seasonal and Preventive Maintenance

The difference between reactive landlords and proactive ones is preventive maintenance. Set it up once and TIDY handles the scheduling year after year:

You: Set up seasonal maintenance across all properties:
     - HVAC filter changes every 3 months
     - Gutter cleaning every November
     - Smoke detector batteries every January
     - Dryer vent cleaning every June

OpenClaw: ✓ Seasonal maintenance scheduled for 5 properties:

          Quarterly (HVAC filters):
          Next: Apr 1 at all properties

          Annual:
          • Nov — Gutter cleaning at all properties
          • Jan — Smoke detector batteries at all properties
          • Jun — Dryer vent cleaning at all properties

          20 total jobs/year across the portfolio.
          I'll assign pros as each date approaches.

This is the kind of maintenance that prevents expensive emergency repairs. A $200 annual dryer vent cleaning prevents a dryer fire. HVAC filters prevent a $5,000 compressor replacement. Set it and forget it.

Emergency Maintenance

A burst pipe at 11pm. No heat when it's 28 degrees outside. These aren't just inconveniences — in most states, they're habitability emergencies with legal timelines. Your assistant handles triage so you can think clearly:

Tenant text: Water is pouring from the kitchen ceiling!!

You: [forwarding to OpenClaw] Emergency at Maple Dr.
     Water coming through the kitchen ceiling.

OpenClaw: URGENT — Water leak at 142 Maple Dr.
          Likely a burst pipe upstairs.

          I've already:
          1. Texted Sarah instructions to shut off the
             main water valve (basement utility closet,
             left wall — from your property notes)
          2. Called your plumber (Mike's Plumbing).
             He can be there in 45 min.
          3. Told Sarah to move electronics away from
             the water and put down towels.

          Do you want to authorize Mike up to $500
          without calling you, or approve the estimate first?

You: Authorize up to $500. If it's more, call me.

OpenClaw: ✓ $500 authorization set.
          I'll update you when Mike arrives and diagnoses.

An hour later:

OpenClaw: Update — Mike found a burst coupling in the
          upstairs bathroom supply line. Repair: $320.

          He also recommends replacing the adjacent
          section of pipe (galvanized, original to the
          house) for $450 more. Total: $770, exceeds
          your $500 auth.

          The ceiling drywall has water damage too.
          Want me to approve the extra pipe work and
          schedule your drywall guy for next week?

You: Approve it. And yes, schedule drywall.

OpenClaw: ✓ Full repair approved ($770).
          ✓ Drywall patch + paint scheduled next week.
          All logged for your records and insurance.

The assistant knew where the water shutoff was because you included it in the property setup. That kind of detail saves thousands when minutes matter.

Property Inspections

Inspections catch small problems before they become expensive ones. They also create documented evidence of property condition — critical if you ever end up in a deposit dispute or eviction proceeding.

You: Schedule annual inspections at all occupied units.
     Tenants need at least 48 hours notice.

OpenClaw: Scheduling inspections for 4 occupied properties.
          I'll send 48-hour written notice to each tenant.

          Proposed schedule (week of April 7):
          • Mon — 142 Maple Dr (Sarah)
          • Tue — 715 Oak Ln (James)
          • Wed — 520 Cedar Ct (Maria)
          • Thu — 440 Elm St (Tom)

          Each at 10am, ~30 min. Sending notices now.
          I'll confirm as tenants respond.

After the inspection:

You: Inspection at Maple Dr done. Notes:
     - Bathroom caulk deteriorating around tub
     - HVAC filter dirty (tenant's responsibility)
     - Small drywall crack in hallway, cosmetic
     - Bedroom smoke detector chirping

OpenClaw: ✓ Inspection logged for 142 Maple Dr (Apr 7).

          Action items:
          1. Re-caulk bathtub — schedule Jake? ($80-120)
          2. HVAC filter — sending Sarah a reminder
             (her responsibility per lease section 8.3)
          3. Drywall crack — cosmetic, monitor next quarter
          4. Smoke detector — schedule battery replacement

          Want me to book Jake for the caulk and
          smoke detector, and send Sarah the filter reminder?

You: Yes, all three.

OpenClaw: ✓ Jake scheduled for caulk + smoke detector
          ✓ HVAC filter reminder sent to Sarah
          ✓ Drywall crack flagged for Q3 re-check

Lease Renewal Pipeline

Most small landlords start thinking about lease renewals too late. By the time you realize the lease is up in 30 days, you've lost your negotiating position and risk vacancy. Let your assistant track the timeline:

You: When are my leases up this year?

OpenClaw: Lease renewal timeline:

          ⚠ 142 Maple Dr (Sarah):
            Lease ends May 31. Your lease requires
            60-day notice — decision deadline is March 31.
            Current rent: $1,450.
            Comparable units: $1,525–$1,600.

          715 Oak Ln (James):
            Lease ends Aug 15. Deadline: June 15.
            Current rent: $1,350.

          520 Cedar Ct (Maria):
            Lease ends Oct 1. Deadline: Aug 1.
            Current rent: $1,275.

          Sarah's is coming up first. Want me to
          draft a renewal offer?

You: Offer Sarah $1,525 with a 12-month term.

OpenClaw: ✓ Renewal letter drafted and sent to Sarah.
          14 days to respond (deadline: April 14).
          I'll check in at the 7-day mark if no response.
          If she declines, I'll flag it for vacancy prep.

If a tenant declines:

OpenClaw: Sarah declined the renewal at Maple Dr.
          Lease ends May 31. Vacancy prep timeline:

          Now: Schedule pre-listing walkthrough
          May 1: List on Zillow/Apartments.com (30 days out)
          May 15: Send Sarah move-out checklist
          Jun 1-3: Turnover (deep clean, paint, repairs)
          Jun 3: Professional photos for listing

          Want me to start scheduling the walkthrough?

Appliance and Asset Tracking

A water heater doesn't announce it's dying — it just floods your basement on a Sunday. Tracking appliance ages lets you replace things proactively instead of reactively:

You: What's the appliance situation across my properties?

OpenClaw: Appliance inventory with estimated life remaining:

          142 Maple Dr:
          • Furnace: 2011 (15 yrs) ⚠ Plan replacement
          • Water heater: 2018 (8 yrs) ⚠ Approaching end of life
          • Fridge: 2020 (6 yrs, fine)
          • Roof: 2012 (14 yrs, avg life 20-25 yrs, fine)

          715 Oak Ln:
          • HVAC: 2019 (7 yrs, fine)
          • Water heater: 2016 (10 yrs) ⚠ Replace soon
          • Roof: 2015 (11 yrs, fine)

          Budget recommendation:
          • Maple Dr furnace: $4,000-6,000 (next 1-2 yrs)
          • Oak Ln water heater: $1,200-1,800 (next 12 months)
          • Maple Dr water heater: $1,200-1,800 (next 2-3 yrs)

          Want me to get quotes for the Oak Ln water heater
          now, before it fails in winter?

You: Yes. Schedule it during the next vacancy or
     before October, whichever comes first.

OpenClaw: ✓ Getting quotes for Oak Ln water heater.
          ✓ Deadline set: before October or next vacancy.
          I'll remind you when quotes come in.

Vacancy Prep and Marketing

Every vacant day costs you rent. A systematic prep checklist gets the unit listed faster:

You: James is moving out of Oak Ln in 3 weeks.
     What's the vacancy prep plan?

OpenClaw: Vacancy prep checklist for 715 Oak Ln:

          ☐ Move-out inspection (2 days before lease end)
          ☐ Deep clean ($275, your usual crew)
          ☐ Paint touch-up — hallway and master bedroom
            (noted stains in January inspection)
          ☐ Carpet: professionally clean ($150) or
            replace ($900) — living room has stains
          ☐ Professional listing photos ($175)
          ☐ Change locks
          ☐ Test all smoke/CO detectors
          ☐ Deep clean appliances
          ☐ Landscaping touch-up for curb appeal photos

          Estimated turnover cost: $700-1,400
          (depending on carpet decision)

          Want me to schedule these in sequence?

You: Clean the carpets, don't replace. Book everything.

OpenClaw: ✓ Full turnover sequence booked for Oak Ln:
          Week 1: Move-out inspection + carpet cleaning
          Week 2: Paint, deep clean, photos, locks
          Listing target: 5 days after move-out.

Once listed, track the pipeline:

"How many inquiries has Oak Ln gotten this week?"

"Any applications in yet?"

Storm Prep and Seasonal Hazards

Weather events turn into expensive damage when you're not prepared. Let the assistant handle the coordination:

OpenClaw: Weather alert — 6-8 inches of snow forecast
          for Thursday night at your Ohio properties.

          Here's what I'm doing:
          1. Confirmed snow removal with Dave's Landscaping
             for Friday AM at Maple Dr, Oak Ln, and Cedar Ct
          2. Sending tenants a sidewalk shoveling reminder
             (their responsibility per lease)
          3. Vacant unit at Birch St: confirmed thermostat
             is set to 58°F to prevent pipe freezing

          Anything else?

You: Also have Dave salt the walkways at Maple Dr.
     Sarah complained about ice last winter.

OpenClaw: ✓ Salt treatment added at Maple Dr.
          Dave confirmed for Friday.

Managing Your Vendors

Most SFR owners rely on a small roster of trusted vendors — a cleaner, a handyman, maybe a plumber and an electrician. TIDY works with all of them without requiring them to sign up for anything:

"Who are my current vendors across all properties?"

OpenClaw: Your vendor roster:
          • Cleaning: Lisa M. (all properties)
          • Handyman: Jake M. (all properties)
          • Plumbing: Rapid Drain Co. (as needed)
          • HVAC: CoolAir Services (as needed)

          No backup cleaner assigned.
          Want me to find one through Smart Pro Search?

When your usual vendor is unavailable:

"Jake is out for 2 weeks. Find me a backup handyman near Birch St."

"What's the going rate for a handyman in my area?"

Weekly Check-Ins on Autopilot

OpenClaw supports cron automations. Set a weekly briefing so you never forget to check on your portfolio:

You: Every Monday at 7am, send me a portfolio summary:
     open maintenance, this week's scheduled work,
     and any overdue items.

OpenClaw: ✓ Weekly briefing set for Monday 7:00 AM.

Monday morning:

OpenClaw: Weekly portfolio summary — Mon Mar 31:

          📋 Open maintenance: 2 issues
          • 308 Birch St — Slow drain (parts on order, 9 days)
          • 520 Cedar Ct — Fence gate latch (scheduled Wed)

          🧹 This week:
          • Tue — Recurring clean at Maple Dr and Oak Ln
          • Wed — Jake at Cedar Ct for fence gate
          • Thu — Deep clean at Birch St (pre-move-in)

          ⚠ Overdue:
          • Birch St drain has been open 9 days. Parts were
            ordered Mar 24. Want me to follow up with the plumber?

          💰 March spend: $2,180 (cleaning: $840, maintenance: $1,340)

You: Yes, follow up on the drain. And check if Jake
     can do the Birch St walkthrough on Friday.

OpenClaw: ✓ Following up with Rapid Drain Co. on Birch St parts.
          ✓ Checking Jake's availability for Fri walkthrough.
          I'll update you when I hear back.

Cost Tracking

Keep tabs on what each property is costing you without a spreadsheet:

"What did I spend on maintenance at each property in Q1?"

"Which property had the most maintenance issues this year?"

"What's the total cleaning cost across the portfolio for March?"

TIDY's 3.9% platform fee shows up as its own line item — on $840 in cleaning costs for the month, that's $33 to coordinate everything. Compare that to a property management company's 8-12% of rent collected. This data matters at tax time and when deciding whether a property is still worth holding.

Power User Workflows

• Tenant communication context: When a tenant texts you about an issue, forward the message to your assistant. It understands natural language — "Sarah says the toilet keeps running" creates a maintenance request at her property automatically.
• Move-out template: "For every tenant move-out, schedule: deep clean, carpet shampoo, touch-up paint, and a walkthrough 2 days before move-in." Set it once, reuse it every time.
• Team visibility: Connect Slack alongside WhatsApp. Your property manager or VA sees every request and can respond to the assistant too.
• Voice from the car: OpenClaw supports voice on macOS, iOS, and Android. Driving past a property and notice an issue? Just say it.
• Tax prep: At year-end, ask "What was my total maintenance spend per property for 2026?" and get a ready-to-export summary for your accountant.

Get Started

OpenClaw is free. TIDY's skill is free to install. You pay TIDY's platform fee of 3.9% when you book pros — that's a fraction of what a property management company charges (typically 8-12% of monthly rent, plus maintenance markups).

1. Create a TIDY account
2. Install OpenClaw: npm install -g openclaw@latest
3. Install the skill: clawhub install tidy-property-management
4. Add your properties and report your first maintenance issue

More resources:

• TIDY OpenClaw plugin page
• OpenClaw guide for short-term rentals
• Developer documentation