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What is a runner?

A runner is a local contractor who helps our team on site, one job at a time. You show units to future tenants, test and deliver keys, let vendors in, and complete inspections. You work on your own schedule and get paid for every job.

Welcome videoComing soon

Your own scheduleWe text you when a job comes up.

Paid for every jobInvoice us when the work is done.

Bonuses tooFor leases from your tours, and for referring a client.

How-to guides

Onboarding inspectionThe most important inspection we doOpen Pre-move-out inspectionAbout two weeks before a tenant leavesOpen Move-out inspectionCollect the keys and document the unitOpen

Showings and tours Coming soonHow to show a unit to a future tenant

Vendor access and keys Coming soonLetting contractors in, testing and delivering keys

Before your first inspection

Download the inspections app
Search for Maintenance by HappyCo in the App Store (iPhone) or Google Play (Android) and install it.
Sign in
Use the inspection login our team sets up for you. If you have not received it, text us before your first job.

Inspection guide

Onboarding inspection

Why it matters

This is the most important inspection we do. It is our first full look at a property we are taking on, and our team relies on it for years: to send the right repair person, order the right part, and find the shut-offs fast in an emergency.

Onboarding inspection videoComing soon

In the app

Open Maintenance by HappyCo
Tap Inspections.
Create a new inspection
Tap + to create an inspection.
Pick the property
Select the property you are visiting from the list.
Choose the template
Select Maintenance and General Inspection. This is the template we use for onboarding inspections and annual inspections.
Start the inspection
Tap start, then work through the property room by room.
Document everything
Take photos of every room and of any area that needs to be shown: damage, wear, or anything that looks like it needs attention.
Capture the maintenance details
This is the part that makes the inspection valuable. Record the make and model of the fridge and every other appliance, and show where the water shut-off and gas shut-off are.
Finish and submit
Complete the inspection in the app so the report reaches our team.

Tip: the model number is usually on a sticker inside the fridge door or behind the stove drawer. A clear photo of the sticker is better than typing it.

Inspection guide

Pre-move-out inspection

Why it matters

Done about two weeks before the tenant moves out. It shows the owner the unit's condition while there is still time to plan: they decide what to repair or clean before the next tenant moves in, so the unit is not sitting empty waiting on work.

Pre-move-out inspection videoComing soon

In the app

Create the inspection
Open the app, tap Inspections, then +, and pick the property.
Choose the template
Select Pre-Move-Out Inspection.
Walk the unit
Photograph every room. Show any damage, wear, missing items, or anything that will need repair or cleaning before the next tenant.
Be respectful
The tenant still lives there. Photos inside an occupied unit are only for the job.
Finish and submit
Complete the inspection so the report reaches our team and the owner.

Inspection guide

Move-out inspection

Why it matters

This is the record of how the tenant left the unit. It is what we compare against the earlier inspections, and it is how we confirm every key came back.

Move-out inspection videoComing soon

On site and in the app

Meet the tenant and collect the keys
Collect every key and fob the tenant has: unit, building, mailbox and any others.
Create the inspection
Tap Inspections, then +, pick the property and select Move-Out Inspection.
Document the keys
Photograph the keys you collected and note how many of each.
Walk the empty unit
Photograph every room, plus any damage, anything left behind, and the condition of the appliances.
Finish and submit
Complete the inspection so the report reaches our team.