Instead of Kolmeo
Stop renting Kolmeo. Own your property management system.
We shape your version around how your agency runs leases, arrears and inspections, move your Kolmeo landlords, properties and tenancies into it, and look after it from then on. The records stay in a database you own.
Kolmeo lists Core at A$1.20 and Scale at A$2.25 per property per month, ex GST, with a minimum portfolio of 100 properties to start.
- check_circleYour data in a database you own
- check_circleOpen source, no lock-in
- check_circleBuilt and run by Enterprise DNA
What the subscription covers
Kolmeo is upfront about price. Look at what the price is attached to.
Kolmeo publishes its rates and promises no add-on modules, which is more than most of this market does. The charge still follows the number of doors you manage, and the screens, the compliance checks and the reports all live on Kolmeo's side.
Every door on the meter
A$1.20 a property a month on Core, A$2.25 on Scale, ex GST. Over a year that is A$14.40 or A$27.00 for every property you manage. Sign ten new landlords and the bill moves, whether or not your team works any harder.
A hundred properties before you can start
Kolmeo's pricing page sets a minimum portfolio of 100 properties to get started. A boutique agency or a new rent roll pays for the floor either way.
A discount that depends on referrals
Kolmeo Plus shares revenue on utilities, insurance and lending. Once that referral income reaches the level Kolmeo sets, Core becomes free and Scale drops to A$1.25. The cheaper price is tied to selling services to your landlords and tenants.
Compliance checks on the vendor's terms
Sentinel, Kolmeo's compliance monitor, comes free on a plan and costs A$99 a month standalone. It is the vendor's checklist. When your state changes a notice period or your agency wants a stricter house rule, you wait for Kolmeo.
Invoice processing and landlord satisfaction on the upper plan
Invoice processing and customer NPS are in Scale, not Core. Moving a feature up a plan moves every property you manage onto the higher rate with it.
Your history in someone else's layout
Years of leases, arrears notes, inspection findings and landlord emails your staff typed in, held in a format you do not control. Getting it back out depends on what Kolmeo's export gives you.
What you run instead
A rent roll your team can question in plain English
Rent
Late rent, sorted by the notice that is due
Ask who is behind and get each lease that owes money, the amount, how many calendar and working days late, the last payment date, every notice already served and the step the tenancy law expects after it.
- check Calendar days and working days shown side by side, because the law counts both
- check Gaps in the notice trail visible weeks before a tribunal hearing would expose them
- check Leases that keep slipping into arrears picked out, with the pattern in the dates
- check The arrears letter drafted from the rent record and left for a person to check and send
Rules
Compliance rules your principal can read and change
Every rule sits in a plain-English file with the section of the Act beside it. The free version carries the New Zealand rules; change them to your state's notice periods and limits and every check follows them.
- check Entry notice checked before an inspection is put in the diary
- check Bonds lodged late, or taken above the cap, found before the tenant finds them
- check Rent increases checked for frequency and notice before the letter goes out
- check Your own house rules added in a sentence, not a feature request
Doors
Inspections and repairs by who is holding them up
Routine inspections measured against the cycle your agency sets. Repairs grouped by what they are waiting for: a landlord's approval, a tradesperson, or an invoice.
- check Overdue inspections, and ones booked with too little notice
- check Urgent repairs first, then the ones a landlord has left unanswered for a week, landlord named
- check Work approved but never sent to a trade, and work finished but never billed
- check A branded inspection report produced from the findings, room by room
Ownership
No meter on the rent roll
The portfolio sits in a database your agency owns. Taking on a new landlord adds records, not a line on a software invoice, and a new question is something you ask.
- check Landlord summaries, inspection reports and arrears letters in your colours from one brand file
- check Simple read-only pages for the week ahead and the whole portfolio
- check Which rents sit furthest under the market figure you hold, and which reviews are open now
- check No minimum portfolio: a twenty-door rent roll runs the same as a two thousand door one
Make it yours
Design your own Kolmeo replacement
Everything starts from the open-source base. Then it gets your name, the parts you run, your rules and your data from Kolmeo. Try it here, and we build the real one.
2. What it runs
3. Make it fit
4. Your colour
Answered from your own database
Good morning. Here is what needs you today.
We build it from the open-source base, bring your Kolmeo data across and run it for you.
Switching
How to switch from Kolmeo
The move involves getting the records your account allows, mapping Kolmeo’s export to the new database, checking the results, then moving the day-to-day work across while keeping trust accounting in Kolmeo if you still use it for that.
- 1
Ask Kolmeo for an export
Ask Kolmeo what your account can export for landlords, properties and tenancies. Include the records you want to bring across for leases, rent history, arrears, bonds, inspections, maintenance, compliance and owner reporting. We could not find a public Kolmeo guide to its export options, so check directly with Kolmeo. Export what your account allows, usually CSV or Excel.
- 2
Load the records
The new system reads exports from other systems, but Kolmeo’s columns need mapping first. Load the records into the database using the import process, with Enterprise DNA mapping the export if you have them run it. If you are doing it yourself, ask Claude Code to map the columns. Start with the test run, which shows every record before anything is saved.
- 3
Review the import results
Check every record the test run flags before saving the import. Confirm that landlords, properties and tenancies have landed in the right places, and that the history you chose to bring across is readable. Resolve missing or mismatched fields before relying on the new records for arrears, inspections, maintenance, compliance or owner reporting.
- 4
Run both side by side
For a short period, keep using Kolmeo while your team checks the new database against the records and work in Kolmeo. Compare the details your team relies on, including arrears steps, inspections due, open maintenance and compliance records. Keep trust accounting in Kolmeo, or in the trust system your auditor already knows, because the new system does not receipt rent or make disbursements.
- 5
Move the daily work across
When your checks are complete, make the new database the place your team uses for the property management work you have moved. Stop maintaining those records in Kolmeo to avoid two versions drifting apart. Keep Kolmeo for trust accounting if it still handles that work, and confirm how long you need to retain any remaining records before ending the rest of your Kolmeo use.
Where the real effort goes
The main work is usually mapping Kolmeo’s fields to the new database and deciding how much history to bring across. The export layout is different, so records need checking rather than assuming they will line up. Enterprise DNA does the mapping and setup when you have them run it. Trust accounting is separate and stays with Kolmeo or your existing trust system.
Not ready for a call?
Get your Kolmeo switch plan by email
We will send you the step-by-step plan for moving your business off Kolmeo, what the move really involves, and how we would do it for you.
Sent. Check your inbox.
Your Kolmeo switch plan is on its way.
Rather talk it through? Book a call arrow_forwardHow to get it
Run the free version, or have Enterprise DNA set yours up
Open source
Do it yourself
Free
- 1 Clone the free version from GitHub
- 2 Run npm run demo and open the folder in Claude Code
- 3 Ask which tenants are behind, or type /arrears
- 4 Map your Kolmeo export into it, with a dry run first
Omni by Enterprise DNA
Have Enterprise DNA build and run it
One setup fee, then a monthly retainer
- check We move your Kolmeo landlords, properties, leases and tenants across and check every count
- check We set the rules to your state's tenancy law and your management agreement
- check We connect it to your email, your accounting and the trust account you keep running
- check An inspection app if you want one, run inside Omni beside the rest of your business
Questions
Instead of Kolmeo, answered
Kolmeo does our trust accounting. Do we have to move it? expand_more
No. The free version keeps a rent record so it can work out arrears, but it never receipts rent, pays a landlord or touches the trust account. Keep Kolmeo, or whichever trust system your auditor already knows, for that job. What moves into your own database is the work around it: leases, arrears steps, inspections, repairs, the compliance register and landlord reporting.
Kolmeo is already cheap per property. Why switch? expand_more
The question is what you own at the end. With Kolmeo the rate follows your door count from a 100 property floor, and the compliance checks and reports are the vendor's. With your own version the bill does not grow with the rent roll, the rules are a file you can read, and every record stays yours. Bring your Kolmeo invoice to the call and we will work through it honestly.
How do we get our records out of Kolmeo? expand_more
Ask Kolmeo what export your account provides for landlords, properties and tenancies; we could not find a public help article describing one. The free version reads a different system's export layout, so Kolmeo's columns need mapping. Enterprise DNA does that mapping when we set up your version, or you can ask Claude Code to do it, with a test run that shows every record before anything is saved.
Sentinel watches compliance for us. What replaces it? expand_more
A compliance check that runs on your own records against rules written in plain English, each with the section of the Act it comes from. Your principal can read every rule, change a notice period when the law changes, and add the agency's own standards. It is your rule book pointed at your data, not legal advice, and when Enterprise DNA builds your version we set it to your state.
Our landlords use the owner portal and tenants pay fee-free through Kolmeo. Do they lose that? expand_more
Payments stay with your trust system, so how tenants pay does not change unless you change it. The free version has no landlord or tenant app; it gives your team the answers and produces branded summaries and letters to send. If an app matters to your landlords, raise it with Enterprise DNA when we scope your version.
See what your Kolmeo door count is paying for
30 minutes with Sam. Bring your Kolmeo invoice and a rough picture of your property managers' week. We will show you what your own version would look like and what the move would take. If it fits, we build it and run it. If it does not, the free version is yours to keep.
Property Management for Claude Code is free and open source, published by Enterprise DNA.
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