Property owners judge a property manager on maintenance more than on anything else. In our property owner survey data, how they feel about maintenance drives their loyalty more than any other part of the service. The Speedy Repair certification puts a verified number on yours: the median days from a repair request to the finished work. This guide covers exactly what we need to calculate it.
Connect your software instead
The fastest way to earn Speedy Repair is to skip the export. Connect the software you run maintenance in, and we recalculate your Time to Fix from your synced work orders after every sync, so there's nothing to re-upload. Our team verifies the result before the certification goes live. We only read your data, and we never change anything in your software.
As of September 2026, syncing calculates Speedy Repair from:
- AppFolio (Plus plan or higher): in beta, meaning the synced number is still being validated, so our team may ask for a work order report before certifying. How to connect AppFolio
- Rentvine: yes. Connect it in Connect Tools.
- Property Meld: yes. When it's connected, Property Meld takes priority over your property management software for this certification. How to connect Property Meld
- Buildium: not yet. Buildium's sync doesn't include work order dates today, so upload a report for now.
- Any other software: upload a report, using the checklist below.
How we calculate it
Time to Fix = the date the work was done − the date the work order was created
- The window is the last 90 days. We take every work order whose work was done in the last 90 days, count the calendar days from creation to completion for each one, and use the median. A same-day fix counts as zero days.
- The clock stops when the work is done. Closing a ticket often waits on an invoice or a vendor photo, so we use the date the repair was finished. In AppFolio those are two separate fields, Work Done On and Completed On, and we use Work Done On.
- We use the median. One part on backorder or one unusually fast week can't swing your result.
- You need at least 5 finished work orders in the window for us to calculate a result.
- We ask for 12 months of work orders so a job opened months ago and finished inside the window still counts. Your certified number covers the last 90 days only.
Any verified result earns the certification. Faster times earn a bigger lift in how you rank when property owners search by rental address:
- 3 days or fewer: top tier
- 5 days or fewer: second tier
- 7 days or fewer: third tier
- More than 7 days: certified at the base level
Thresholds as of September 2026.
What we exclude
- Work orders that aren't finished, including canceled, open, scheduled and on-hold ones.
- Recurring maintenance, meaning scheduled work orders like monthly pest control or a preventive maintenance plan. Every other finished work order counts: resident and property owner requests, unit turns, and internal work orders.
- Work orders with no work-done date, or with a work-done date earlier than the created date. We never fill a missing work-done date with the close date.
- Work orders on short-term rentals, meaning homes run as nightly, vacation, corporate or mid-term rentals.
What we need from your report
Any work order report works if it has one row per work order and these fields:
- Work order number, so we can spot duplicates
- Created date, when the request was entered
- Work-done date, when the repair was actually finished (some systems call it Work Completed, Completion Date or Resolved)
- Status, so we can drop canceled and unfinished work orders
- Recurring flag, so we can leave scheduled maintenance out, if your software tracks it
- Property and unit, so we can screen out short-term rentals
Pull work orders created in the last 12 months, with every status included. Don't filter by property, vendor or status, and don't edit the file before you upload it. CSV or Excel works best, and a full-report PDF is fine too.
Screenshots don't count for Speedy Repair, with one exception: when your maintenance software calculates the median repair time itself and lets you set the date range, a screenshot of that figure works. Today that's Property Meld.
AppFolio
AppFolio's Work Order report has everything we need.
- Go to Reporting, then Reports, and search for Work Order.
- Set the date range on Created On to the last 12 months. Use the date pickers rather than a preset.
- Set Status to All, and leave every Work Order Type selected (Resident, Internal and Unit Turn). All three count.
- Open Customize and make sure these columns are in the report: Work Order Number, Status, Work Order Type, Created At, Work Done On, Completed On, Recurring, Property and Unit.
- Export to Excel or CSV.
Property Meld
If you coordinate maintenance in Property Meld, you have two options:
- Connect Property Meld and we calculate Speedy Repair from your melds after every sync. How to connect Property Meld
- Upload a screenshot of Property Meld's own median. Open Insights, then Overview, set the date range to the last 90 days with every property included, and capture Speed of Repair. The screenshot needs to show the metric name, the number, the date range and your company account.
Use the median from Insights. The Speed of Repair tile on your Property Meld dashboard is a 30-day average, so it doesn't qualify.
Any other software
Using Rentvine, Buildium, Rent Manager or something else? Find your software's work order report (it may be called a maintenance, service request or work order history report) and check it against this list before you export:
One row per work order, covering work orders created in the last 12 months
A created date and a work-done date on every finished work order
Status included, with canceled and open work orders left in (we filter them out)
A recurring flag included, if your software tracks it
Property and unit included
No property, vendor or status filters applied
If your software records a single completion date, we'll use it. If it records both a work-done date and a closed date, include both. Not sure which report to use? Email support@propertymanagement.com before you upload.
How to upload it
- In your dashboard, open Certifications and choose Speedy Repair. Open Speedy Repair
- Choose Upload evidence manually and attach your file. You can add more than one (PDF, JPG, PNG, CSV, XLS or XLSX, up to 10 MB each).
- Click Submit for Review. Your upload doesn't reach our team until you do.
Our team recalculates your Time to Fix from the rows in your report, under the rules on this page. Once it's approved, the certification appears on your public profile. An uploaded result covers the dates in your report, and certifications stay valid for 12 months. To refresh yours, upload a newer report or connect your software. Check your file against the list above before you submit: a complete report is the fastest way through review.
Common questions
Do I need a fast repair time to qualify?
No. Every verified result earns the certification, so a slower number still counts. Faster times earn a bigger lift in how you rank when property owners search by rental address.
Why do you use the work-done date instead of the closed date?
Because that's when your resident's problem was solved. Office habits, like waiting on an invoice before closing a ticket, shouldn't move your number in either direction.
Do emergency and after-hours work orders count?
Yes. Every finished work order from residents and property owners counts, unit turns included. The median keeps a rare long job from dragging your result.
Do internal work orders count?
Yes. Shops label work orders differently, so every finished work order counts, internal ones included. Only recurring, scheduled maintenance is left out.
Can I choose which work orders to include?
No. Send the full report for the period, and we apply the same rules to every company. That consistency is what makes the certification mean something to property owners.
I use Property Meld and AppFolio. Which one counts?
Connect both if you can. For Speedy Repair, Property Meld takes priority, since that's where your maintenance runs.
How often should I update it?
If you're connected, you don't need to: we recalculate after every sync. If you upload, send a new report whenever you want your certification to reflect a newer period, and at least once a year so it doesn't expire.
Keep going: How to get certified on PropertyManagement.com · What property owners see in Speedy Repair · How to connect AppFolio