Tenants report a problem once. House Goblin works out what's wrong, walks them through the safe fixes, briefs the vendor, checks and negotiates the quote, and approves it inside a limit only you know. What's left reaches you as one email with one button.
Get early accessWorks by email · no app for tenants · no software to switch · free during early access
Not tickets. Decisions — with the facts, a recommendation, and what happens if you say nothing.
Tenant reported no hot water Tuesday 7:10am. Pilot light out; she couldn't relight it safely, so I didn't ask her to keep trying. It's a 2014 Rheem, 50 gal — 12 years old.
Ace Plumbing quoted $420 for a thermocouple and service. Typical for that job is $150–$260; they came down to $360, which is over your approval limit.
Recommended: get another quote. At 12 years, a second opinion should also price replacement, so you're not paying $360 into a tank that's near the end.
Nothing happens until you choose. I'll remind you once. The tenant knows it's in hand.
An example decision email. Names and numbers are illustrative.
Every report is triaged on arrival. Safe fixes — a tripped breaker, a GFCI, a jammed disposal, a clogged filter — are walked through with the tenant, so a truck rolls only when one is needed.
It reads the equipment label from the tenant's photo and sends the vendor the model, serial, age and repair history up front. One visit with the right part, not a diagnostic and a return.
Every quote is checked against what the job typically costs. It asks for itemised prices, questions trip fees, and negotiates honestly before anything is approved.
It collects the tenant's availability and gives the vendor a confirmed window and the access details, so nobody chases anybody.
Gas, carbon monoxide, active water, sewage, no heat in winter: fixed rules, not guesses. The tenant is told what to do right now and you're alerted straight away — in English or Spanish.
When equipment is near the end of its life you see its age, its repair history and both prices side by side — repair or replace is never decided by default.
Vendors told "approved up to $500" quote $495. Your limit is never sent to anyone, in any form — that's enforced in code, not left to good intentions.
A $400 drain cleaning under a $500 limit is still twice the going rate. It pushes back first, and tells you when a vendor wouldn't move.
It cites typical prices, offers what vendors value — a clear brief, a confirmed window, prompt payment — and says it acts for you. It never invents a competing quote.
Every fix, quote and vendor lands on the unit's history: the next decision is faster, the best vendors rise, and the preventive schedule writes itself.
Early access is free. Tell us about your portfolio and we'll email you from hello@housegobl.in when your buildings can go live.
No. They email their building's address, from any phone. That's the whole interface.
Yes. It writes under your building's name and says it's an assistant acting for you — to tenants and to vendors.
No — it works with your own list. A vendor it hasn't worked with before always comes to you first.
None. It runs alongside whatever you use today, by email.
You. You set the limit; anything over it, any repair-or-replace call, anything about access or who pays comes to you. Everything else is handled, with a record of every decision made and why.
Free during early access. After that, pricing is per door, and you'll see it before anything is charged.