Freedom251 › Property Management Software
OpenKOS
What OpenKOS is
OpenKOS is a free, self-hosted web application for managing boarding houses, rental homes, and apartments. One installation can cover multiple properties, recording unit capacity, rates, facilities, and availability. Tenant records can include contact and emergency details, documents, lease information, and prior rental history. The system generates invoices from active rental schedules and records confirmed payments separately, while managers can review tenant-uploaded transfer proofs and see upcoming, overdue, pending-review, and paid items. Rent reminders can be scheduled or sent individually through a configured WhatsApp driver, with integrations described as plugin-based. Managers and tenants can create repair tickets, assign and prioritize work, and track completion. Financial views show income, outstanding invoices, expenses, and property activity. OpenKOS is open source under Apache 2.0, and operators choose hosting and data storage. It is currently v0.1 Alpha and not recommended for production use.
Who it suits
OpenKOS suits operators of boarding houses, rental properties, and apartments who want to host their own property-management system. It fits users comfortable handling servers, storage, provider credentials, and operating work.
What it does well
- Manages multiple properties in one installation
- Tracks leases, invoices, payments, and maintenance
- Tenants can submit payment proofs and repair tickets
- Apache 2.0 open-source license
- Operators choose hosting and data storage
What to know first
- Currently v0.1 Alpha
- Not recommended for production use yet
- Web-only mobile coverage
- Operators manage server and operating responsibilities
Plans
| Plan | Billed and limits | Price |
|---|---|---|
| Free | No software license fee · Server, storage, provider credentials, and operating work are the operator’s responsibility | Free |
As openkos.id lists them, read 12 Oct 2026. The maker's own page has the final word.
Verdict
OpenKOS covers rental operations, billing review, maintenance, and financial reporting in a self-hosted package with no software license fee. Its alpha status and possible breaking changes make production deployment a cautious choice.
Facts from OpenKOS's own pages
- Billing
- Invoices are generated from active rental schedules, and confirmed payments are recorded separately from invoice amounts. · openkos.id, 12 Oct 2026
- Free plan
- Yes · github.com, 22 Sept 2026
- Intended users
- The product is presented for operators of boarding houses, rental properties, and apartments. · openkos.id, 12 Oct 2026
- Lease management
- Yes · github.com, 22 Sept 2026
- Leases and tenants
- Tenant contact details, emergency contacts, documents, and lease information are kept with unit records and prior rental history. · openkos.id, 12 Oct 2026
- License and hosting
- OpenKOS is open source under Apache 2.0 and can be run on a server managed by the operator, who chooses where property data is stored. · openkos.id, 12 Oct 2026
- Maintenance
- Managers or tenants can create repair tickets, prioritize and assign them to staff or technicians, and track their status through completion. · openkos.id, 12 Oct 2026
- Maintenance management
- Yes · github.com, 22 Sept 2026
- Mobile app coverage
- web only · github.com, 22 Sept 2026
- Online rent collection
- Yes · github.com, 22 Sept 2026
- Payment review
- Managers can review tenant-uploaded transfer proofs before confirming a payment, while invoice lists show upcoming, overdue, pending-review, and paid items. · openkos.id, 12 Oct 2026
- Production limitation
- The maker says the project is not recommended for production use yet and breaking changes may occur. · openkos.id, 12 Oct 2026
- Project status
- OpenKOS is at v0.1 Alpha; its documentation says core rental workflows are functional while APIs and extension points may still change. · docs.openkos.id, 12 Oct 2026
- Property operations
- A single installation can manage multiple properties, with unit capacity, rates, facilities, and availability recorded for each property. · openkos.id, 12 Oct 2026
- Reminders and integration
- Rent reminders can be scheduled or sent individually using a configured WhatsApp driver; the documentation also describes integrations as plugin-based. · openkos.id, 12 Oct 2026
- Reports
- The product shows income, outstanding invoices, expenses, and property activity in a financial overview. · openkos.id, 12 Oct 2026
- Tenant portal
- Tenants can view lease and invoice details and submit payment proof through a portal whose records are visible to operators in the same system. · openkos.id, 12 Oct 2026
- What it does
- OpenKOS manages boarding houses, rental homes, and apartments, including properties, units, tenants, leases, invoices, payments, and maintenance. · openkos.id, 12 Oct 2026
Where OpenKOS stands on Freedom251
- Property Management Software#50 of 268