Send a vetted vendor, not whoever answers.
Turns and repairs can't wait, so vendors get called in a hurry. But sending an uninsured one into an occupied unit is a much bigger problem than a unit that sits empty another week.
Free for up to 3 vendors. No card, no contract.
Vendor compliance is a filing job until a claim lands.
Most teams are one spreadsheet and one departed employee away from not knowing who's covered.
Certificates in a shared folder
Current as of whenever someone last filed one. No reminder when a policy lapses.
Chasing renewals by email
A thread with four forwards, and the attachment you need is in the one nobody replied to.
No workers' comp check
The riskiest gap in residential work, and the easiest one to skip when a unit needs turning.
One-off vendors with no record
Used them once in a hurry, never got paperwork, and they're still in the phone.
Vendors maintain their own records
They get a free login and upload their own certificates, so the file stays current without you chasing it.
Renewals flagged before they lapse
Expiry dates tracked on every policy, with automatic email and text reminders pointing them at their portal.
Dispatch is gated on compliance
A vendor with an expired COI can't be assigned to a unit, so the check happens whether or not anyone remembers.
A record per vendor
Documents, who approved them, the jobs they've done and how they were rated, in one place.
From work order to closed unit.
A make-ready across three trades, dispatched and documented.
Add the unit as a job
Address, unit number, square footage, access notes, target date. Pick the trades: paint, flooring, plumbing.
Match on coverage and proximity
Only vendors whose insurance is verified and whose coverage area reaches the property appear as available.
Issue a work order per trade
Each vendor gets their own scope and price, numbered and dated, with any photos or measurements attached.
They accept and schedule
Accepted on their phone, or booked straight in if you've enabled auto-schedule for vendors you trust.
Close and rate
Mark the unit complete, rate each crew, and the record stays attached to the property and the vendor.
Built for the way portfolios actually run.
Multiple properties, recurring vendors, constant turnover of small jobs.
- Requirements you set once. Your coverage minimums apply to every vendor, and each certificate is checked against them line by line.
- Workers' comp isn't skipped. It's an explicit confirmation on the review, alongside the state license check.
- Accept a lower limit deliberately. A handyman on a $400 repair may not carry $2M. Accept it with a written reason, recorded against your name.
- Reminders that don't need you. Expiring certificates trigger their own email and text, pointing the vendor at their portal to upload.
- Unlimited users on Scale. Every property manager on your team works from the same vendor list.
Everything else you get across the portfolio.
Vendor compliance is the headline for property teams, but the same system runs your dispatch, your work orders and your warranty tracking.
Onboarding
Invite a vendor and they build their own profile — trades, coverage area, crews and documents. You aren't retyping anything.
Document approval
Insurance, bond, signed agreement and W-9, each checked against your requirements line by line. Accept a limit below requirement with a recorded reason.
License verification
WA L&I registrations checked against public state records, which also report the bond and insurance the state has on file.
Compliance monitoring
Expiry tracked on every policy and registration, with automatic email and SMS reminders. Anyone outstanding can't be assigned.
Crew scheduling
Each crew keeps its own calendar, so you see which crew is free on the day rather than whether the company is.
Work orders
One per trade, numbered and dated, with its own scope and value. A response deadline you set, re-matching if nobody replies, and numbered change orders when scope moves — the original is never edited.
Labor warranty tracking
Each vendor states their warranty term — 1–10 years or lifetime — and SubSub holds it against every job they finish, so you know later whether a failure is covered.
Callbacks & returns
Raise a callback inside 30 days or a warranty claim after. They confirm the return visit from their own dashboard.
Ratings that compound
Rate each crew on each job. Ratings roll up to the company and feed straight back into who gets matched next time.
What your vendors are actually required to hold.
Vendor compliance is easier to run when you know which of your trades the state licenses and which it is silent on — and which four documents you should be asking for regardless. Sourced and dated, one page per state.
Try it on three vendors.
Pick the three you dispatch most, get their certificates verified, and see whether the chasing stops.