What Lula does

Lula is a property maintenance coordination platform that combines AI-driven work order management with a managed network of vetted service professionals, targeting US rental property managers, investors, and REITs. Founded in 2017 and headquartered in Overland Park, Kansas, the company handles the full maintenance lifecycle — from resident intake and AI triage through vendor dispatch, execution, quality assurance, and follow-up — eliminating the need for property managers to staff internal maintenance teams. As of 2025, Lula supports 350,000+ rental properties across nearly 50 US markets through a curated network of 9,000+ licensed and insured professionals, processing 125,000+ work orders annually (projected 180,000+ in 2026) from 125+ property management customers.

The platform is built around LuMi (Lula Maintenance Intelligence), an AI layer that autonomously manages work orders via conversational text interactions, and Foresight, a sub-product that applies predictive maintenance analytics on operational data to surface failures before they become emergencies. The platform distributes through direct sales to mid-market and enterprise property managers, as well as deep integrations with the dominant property management software stack — AppFolio (Stack Partner), Buildium, Rent Manager, Rentvine, Property Meld (Vendor Nexus), and TurboTenant — embedding Lula into existing workflows. Service tiers (Core, Core Boost), a flat-rate catalog with HVAC procurement partnerships (Carrier, Goodman), and a 72-hour make-ready service complete the offering. Strategic procurement and PMS distribution are core go-to-market levers.

Lula operates on a transaction-based revenue model: per-job fees shared between service providers and property owners, with no subscription or setup charges, supplemented by spread economics on flat-rate catalog work (HVAC, appliances, water heaters, roofing, handyman, drains). The company has raised approximately $30M+ in disclosed funding, including a $28M Series A in February 2025 led by PeakSpan Capital with participation from RET Ventures. An additional SEC Form D filing in March 2026 covers a $30.195 million exempt equity offering. The company grew 10x in revenue over the five years leading up to 2025 and was ranked #373 on the 2024 Inc. 5000.

Name

Lula

Legal name

Lula Smarter Property Maintenance, Inc.

Website

https://lula.life

Company type

Private

Founded year

2017

Operating status

Operating

Headcount range

101–250 employees

Short description

Lula is an AI-powered property maintenance platform combining its LuMi intelligence layer with a network of 9,000+ vetted service professionals. It serves US property managers, investors, and REITs by coordinating work orders from intake through resolution across 350,000+ rental properties.

Ownership category

akta.pro rank

Product category

Property Maintenance Coordination Services

NAICS

Real Estate Property Managers (53131), Residential Property Managers (531311), Facilities Support Services (561210)

SIC

Services-To Dwellings & Other Buildings (7340), Services-Facilities Support Management Services (8744), Services-Computer Integrated Systems Design (7373)

akta.pro primary industry

Association Maintenance, Vendor & Capital Project Management (BPAJAHAM)

akta.pro secondary industries

Housing Maintenance Coordination & Work Order Management (Residential) (EDAEAFAG), Industrial Automation Software (SCADA, HMI, MES, Historian) (IMAHAHAJ)

Keywords

• Property maintenance coordination
• Vendor network management
• Work order automation
• Predictive maintenance software
• Multifamily maintenance services

Headquarters

HQ city

Overland Park

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure, Others

Revenue model

1. Per-Job Transaction Fees: Lula charges per-job fees shared between service providers and property owners. No subscription fees or per-property setup fees. Property managers pay only for completed work orders.
2. Managed Services Revenue: Full-service maintenance coordination including vendor management, quality assurance, scheduling, and work order resolution through Lula's network of 9,000+ vetted professionals.
3. Flat-Rate Pricing: Pre-negotiated flat-rate pricing on major replacements (HVAC, appliances, water heaters, roofing) through vendor partnerships. Revenue generated on price differential between catalog price and actual job cost.

Pricing tiers

Go-to-market motion3 records

Distribution channels4 records

Marketing channels6 records

Core offering

Lula provides AI-powered maintenance coordination for property managers, combining the LuMi autonomous work order intelligence layer with a managed network of 9,000+ vetted, licensed, and insured service professionals across 50+ U.S. markets. The platform handles the full maintenance lifecycle from resident intake through vendor assignment, scheduling, billing, and quality assurance. Foresight adds AI-driven predictive maintenance for in-house maintenance teams, while flat-rate catalog pricing covers HVAC, appliance, water heater, roofing, and handyman replacements.

Product overview

Lula is a property maintenance platform consisting of a core SaaS product combined with a managed service network. The main Lula platform serves as the coordination hub, powered by LuMi (Lula Maintenance Intelligence) for AI-driven automation. Two software products extend the platform: Foresight provides AI-powered work order management and predictive maintenance for in-house teams, while LuMi serves as the autonomous AI agent handling work order intake through resolution. Service tiers include Core and Core Boost for different coordination levels. Lula Pros provides the underlying contractor network of 9,000+ vetted professionals. Additional services include Maintenance Coordination, Make-Ready Services for unit turns, and Flat-Rate Maintenance pricing. The platform integrates with major property management software (AppFolio, Buildium, Rentvine, Rent Manager, Property Meld, TurboTenant) to enable seamless workflow without data re-entry.

Differentiator

Problem solved

Functional benefit

Brands

• Foresight: AI-powered work order management SaaS platform that handles predictive maintenance, work order automation, and AI scheduling for property managers.
• Core
• Core Boost
• LuMi

Products and services

• Lula Property Maintenance Platform Property maintenance coordination platform for property managers combining AI-powered coordination (LuMi) with a nationwide network of 9,000+ vetted, licensed, and insured service professionals. Handles maintenance requests from intake through resolution without adding headcount.
• Maintenance Coordination Service End-to-end vendor coordination service handling resident intake, vendor sourcing, scheduling, billing, compliance, and follow-up without adding headcount to property management teams. Operates 24/7 with no subscription fees, charging only per completed work order.
• Make-Ready Services Full-unit turn service handling inspection, punch list, repairs, painting, flooring, cleaning, appliance checks, and quality assurance. Complete make-readies in 72 hours across 11 U.S. metros with flat-rate pricing.
• Flat-Rate Maintenance Catalog Predictable pricing model where job costs are set in advance from a defined catalog covering HVAC replacements (Carrier, Goodman), appliance replacements, water heater replacements, roofing, seasonal maintenance, handyman work, and drain work. Eliminates quote variability across markets and properties.
• Core Service Tier Entry-level service tier providing maintenance coordination with access to Lula's vendor network, scheduling, and real-time status tracking for property managers.
• Core Boost Service Tier Enhanced service tier above Core providing expanded maintenance coordination capabilities and additional features for property managers requiring broader scope.
• Foresight AI Work Order Management SaaS AI-powered work order management SaaS platform that applies predictive maintenance analytics using maintenance data to surface issues before they become emergencies. Designed for operators running their own in-house technicians with the same intake-to-invoice workflow as the managed coordination service.
• Lula Pros Contractor Network Nationwide network of 9,000+ vetted, licensed, and insured service professionals across 50+ U.S. markets, serving 350,000+ rental properties. Handles repairs, replacements, and make-ready work for the Lula platform and direct contractor relationships.

Quantifiable outcome

• Average make-ready turn completed in 72 hours across 11 major US metros
• +5 more outcomes

Named customers3 records

Segments3 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration7 records

AI capability4 records

Feature5 records

Partnerships

Eight partnerships are on record, tiered core and major.

• Property MeldcoreTechnology or Integration · 27 March 2024Property Meld users can directly access Lula's national network of 9,000+ vetted, licensed vendors from within their Meld account through the Vendor Nexus partnership. This integration pairs Meld's work order management and performance tracking with Lula's execution network.
• TurboTenantcoreChannel Partner/ Reseller/ Distributor · 28 December 2023Integration partnership where Lula's maintenance coordination services are built into TurboTenant's self-management software for landlords. TurboTenant landlords get access to Lula's network of vetted pros, 24/7 maintenance coordination, and work order troubleshooting. Lula gains access to TurboTenant's base of 1-50 unit landlords with 50-door minimum waived for partnership users.
• AppFoliocoreTechnology or IntegrationAppFolio Stack Partner integration allowing work orders to flow through AppFolio without manual re-entry. Lula's maintenance coordination works directly within AppFolio property management software.
• BuildiumcoreTechnology or IntegrationIntegration with Buildium property management software for seamless work order flow and maintenance coordination within existing property manager workflow.
• Rent ManagercoreTechnology or IntegrationIntegration with Rent Manager property management software enabling work order synchronization and maintenance coordination.
• RentvinecoreTechnology or IntegrationIntegration with Rentvine property management software for maintenance coordination and work order management.
• CarriermajorStrategic or Co-development PartnerPartnership with Carrier for HVAC equipment procurement enabling flat-rate pricing on HVAC replacements through buying power and pre-negotiated pricing.
• GoodmanmajorStrategic or Co-development PartnerPartnership with Goodman for HVAC equipment procurement enabling flat-rate pricing on HVAC replacements through buying power and pre-negotiated pricing.

Scale indicators12 records

Recent moves6 records

Expansion highlights7 records

Direct peers

• Property Meld: Property Meld is a work order management platform for residential property managers that connects landlords with vetted vendors, directly overlapping Lula's vendor-coordination and work-order flow. Lula and Property Meld already have a co-integration (Vendor Nexus) reflecting the same buyer.
• Hemlane: Hemlane provides property management software with built-in maintenance coordination, vendor sourcing and remote-friendly landlord tools, directly competing with Lula for the same small-and-mid property manager segment. Both bundle AI-assisted coordination with vetted service pro networks.
• RentRedi: RentRedi offers landlord software that bundles rent collection, tenant screening and maintenance coordination with vendor networks, directly competing with Lula's lower-end, small-landlord offerings. Both target portfolios under 50 doors where integration with TurboTenant-style tools is critical.
• TurboTenant: TurboTenant is a self-service property management platform for small landlords that bundles rent collection, listings and maintenance coordination. Lula has a deep integration partnership with TurboTenant, but TurboTenant's built-in maintenance tools also make it a peer competing for small-landlord spend.

Broad incumbents

• AppFolio: AppFolio is a leading cloud property management software platform that already supports work order management natively and is Lula's deepest PMS integration partner. AppFolio is a critical distribution channel but also a potential competitor if it expands native maintenance/vendor capabilities.
• Buildium: Buildium is a RealPage-owned property management platform for small-to-mid residential portfolios offering work orders, vendor coordination and resident portals. It competes with Lula both as a PMS and as an alternative maintenance management solution.
• Yardi: Yardi is one of the largest property management software suites globally, with native maintenance and vendor modules across residential and commercial. Yardi's scale and breadth make it a potential competitor and a partner depending on customer segment.
• ServiceTitan: ServiceTitan is a leading field service management platform for trades (HVAC, plumbing, electrical), providing work order, scheduling and pricing tools. It is comparable to Lula from the contractor/supply-side perspective that Lula's 9,000-pro network also uses.
• RealPage: RealPage is a comprehensive property management and resident services platform owner of Buildium and others, with deep maintenance operations capabilities. Its scale across residential portfolios makes it both a distribution channel and a long-term competitive threat to Lula.

Emerging players

• MaintainX: MaintainX is a modern CMMS / maintenance management platform for facility and operations teams with work order, preventive maintenance, and asset management features. It is comparable to Lula's Foresight product line for in-house maintenance operations.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/lulamaintenance
• LinkedInlinkedin.com/company/lulamaintenance
• Instagraminstagram.com/lulamaintenance

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Funding overview

Funding rounds5 records

Investors3 records

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Lula