OpenKOS

OpenKOS is an open-source property management platform for boarding houses (kos), apartments, rental properties, and other small-to-medium residential operations. Built with Laravel and React, it is designed to provide property owners and managers with a complete, self-hosted system for managing the rental lifecycle from one place. OpenKOS started with a focus on the needs of Indonesian boarding house operators, where property management is often still handled through spreadsheets, chat applications, and separate tools. The platform aims to bring those workflows together while remaining flexible enough to support apartments and other rental businesses. The system covers the day-to-day operational workflow of rental management: organizing properties and units, managing tenants and leases, generating invoices, recording payments, sending rent reminders, and handling maintenance requests. > Property & Unit Management Manage multiple properties within a single OpenKOS installation. Each property can contain its own units with configurable capacity, rental rates, availability, and occupancy information. Property-level organization makes it possible to operate several boarding houses, apartments, or rental locations while keeping their units and operational data structured. > Leases & Tenant Management OpenKOS keeps tenant information connected to the leases and units they occupy. Leases support flexible rental periods and billing intervals, including multi-tenant occupancy where multiple tenants share the same unit. Lease information is then used by the billing system to help manage recurring rental obligations. > Invoices & Payments The billing system handles rental invoices and payment records throughout the lease lifecycle. Tenants can submit payment information and upload payment proof, while property staff can review and manually confirm payments. OpenKOS also tracks invoice status and detects overdue invoices, providing a clearer view of outstanding rent. The payment architecture is extensible, allowing payment gateway integrations to be added through plugins instead of being permanently tied to a specific provider. > Automated Rent Reminders OpenKOS can automatically send rent reminders based on configurable schedules, reducing the need for property managers to manually contact every tenant when rent becomes due. WhatsApp is supported through a pluggable driver architecture, with a built-in logging driver for development and testing as well as support for external integrations. Property staff can also send one-off reminders manually when needed. > Maintenance Management Tenants and staff can report maintenance issues and track them as tickets. Maintenance requests follow a simple workflow from reported to in progress to resolved, giving property managers a centralized record of outstanding and completed maintenance work instead of relying entirely on chat history. > Multi-Property Operations OpenKOS is designed for owners who may manage more than one property. Operational information, dashboards, reports, units, and relevant settings can be organized by property, allowing one installation to serve as the management system for an entire rental portfolio. > Role-Based Access Control Not everyone managing a property needs access to everything. OpenKOS provides owner, administrator, and staff roles backed by granular permissions, allowing access to operational features to be controlled according to each user's responsibilities. > Extensible Plugin Architecture One of OpenKOS's core goals is extensibility without requiring users or third-party developers to fork the main application. Its plugin architecture provides extension points for navigation, dashboard components, workspace interfaces, settings, notification drivers, email providers, WhatsApp integrations, payment gateways, and other functionality. Plugins can be distributed separately from the main OpenKOS application, allowing integrations and additional functionality to evolve independently from the core project. > Self-Hosted and Open Source OpenKOS is built as a self-hosted application. Property owners and organizations can deploy it on their own infrastructure and retain control over their application and data instead of depending entirely on a proprietary property management SaaS. The project is open source and designed to remain approachable for developers who want to customize their installation, build integrations, or contribute new functionality upstream. > Technology OpenKOS is built primarily with Laravel, React, Inertia.js, PostgreSQL, Redis, and Docker, with an architecture intended to balance a modern user experience with straightforward self-hosted deployment. The long-term goal is to make OpenKOS a flexible foundation for rental property operations: useful out of the box for everyday property management, while providing an open platform that developers and businesses can extend for their own workflows.