# Real Estate & Property Management > Real estate and property management: mandates that expire, protected introductions, offers that reject each other, and lettings deposits held right. - **What it is:** Real estate and property management: mandates that expire, protected introductions, offers that reject each other, and lettings deposits held right. - **For:** Industries - **Odoo versions:** 16.0, 17.0, 18.0, 19.0, 20.0 - Community and Enterprise - **Runs on:** Odoo.sh or Odoo you host yourself - not Odoo Online, which accepts no third-party apps - **Price:** 179 EUR, one-time, on the Odoo Apps Store - **Technical name:** bambooforge_real_estate - **Not for:** Said before you buy, because it is the half that decides whether the app fits:; Carry two live mandates on a property when either is exclusive.; Expire a mandate that is under offer when its term runs out.; Let a property's state be typed - it is computed from the mandate. - **Manual:** https://docs.bambooforge.dev/bambooforge_real_estate/ - **Live demo:** https://demo20.bambooforge.dev/odoo/action-bambooforge_real_estate.action_bf_property - **Store page:** https://apps.odoo.com/apps/modules/20.0/bambooforge_real_estate - **Manual last updated:** 2026-10-15 --- # Real Estate & Property Management The thing that decides whether an agency gets paid is not the building. It is the **instruction**: the piece of paper that says this agency may market it, until when, and who pays the fee. Everything here is built around that. ## The mandate - Exclusive or open, from when to when, asking price, **floor price**, fee percentage, minimum fee, and who pays it. - A property cannot carry **two live mandates** when either of them is exclusive. Two exclusive instructions on one flat is a lawsuit. - A scheduled job expires mandates that have run out, says so in the chatter, and puts a to-do on the agent - and it warns fourteen days before, which is the whole point. The warning is raised **once**: a to-do somebody dismissed does not come back tomorrow morning. - **An accepted offer freezes the clock.** A mandate that is under offer is not expired by the job when its term runs out, because conveyancing does not stop and a flat that is sold does not go back on the market because a date passed. The agent is told to get the extension on paper, and the sale still completes. - **Extending renews from today**, not from a date that went past in March, and a mandate that was under offer comes back under offer. - The property's own state is **computed from the mandate**, never typed - available, under offer, sold, let, mandate expired. An agency that types it ends up marketing a flat that was let last week. ## Viewings, and the introduction - **A viewing without a live instruction is refused**, not warned about. It is the most expensive mistake in the trade: work nobody owes you a penny for. The same rule guards taking an offer. - The introduction is stamped when the viewing is marked **done** - when it actually happened. A booking that was cancelled or that nobody turned up to introduced nobody, and neither protects anybody. Show them again next month and the original date stands. - If they buy after the mandate lapses but inside the protection period, the offer still says **protected** - which is how an agency stops an owner waiting it out and dealing direct. That offer can be taken, and accepted, **on the lapsed mandate**: it is the whole reason the protection period exists. - A viewing that introduced somebody **cannot be deleted**, by anybody: it is the proof the fee is owed. Cancel it or mark it a no-show. - One negotiator cannot be in two flats at once; overlapping viewings are refused. - Yesterday's viewings are **chased, not closed**: the job puts a to-do on the negotiator asking whether they turned up, once. Software does not know, and a viewing closed by a job is an introduction date nobody can stand behind. ## Offers - **Accepting one offer rejects the others**, puts the property under offer, and the chatter says how many were rejected. - **One accepted offer at a time, said by the database.** A unique index on the mandate refuses a second one even when somebody goes round the application, and the acceptance itself takes the mandate's row first, so two clerks clicking at once cannot both win. - **Only an agent undoes an acceptance.** Withdrawing or falling through an accepted offer is the agent's call - the owner has been told the flat is sold and the other applicants have been turned away. And an offer moves with the buttons: a negotiator cannot type a state into it. - Once an offer is accepted the **fee terms are frozen** - the offer amount, and the mandate's asking price, fee percentage, minimum and who pays it. Editing them afterwards edits what somebody gets invoiced. - An offer below the owner's **floor price** is refused outright, until somebody uses the explicit *accept with the owner's approval* - which is a different button, with a confirmation, and it leaves a trace. - **Accepting is an agent's decision, not a negotiator's.** A negotiator takes offers all day and cannot commit the owner. - An accepted offer cannot simply be "rejected": it **fell through**, which is a different thing to the owner and to the fee. - When a sale falls through the property goes back on the market and the other offers **stay rejected** until somebody deliberately puts them back on the table. Nothing un-rejects itself behind your back. - Offers nobody answered lapse on their own deadline. ## The fee Computed on the **price agreed**, never on the price that was asked, with a minimum, and invoiced to the owner, the buyer or split - whichever the mandate says. On a letting it is a share of a **year's** rent, not of a month's. It cannot be invoiced before completion, and never twice. The fee is **frozen at completion** and invoiced from that figure, so what goes on the invoice is what both sides agreed on the day, whatever anybody edits afterwards. A split fee is rounded to the cent and the second share is the remainder, so the two invoices add up. ## Lettings - Rent per week or month, arrears visible, and a rent run that bills every period that has fallen due and **never bills the same period twice**. It ships switched off, because letting software bill people should be a decision. - **Periods are anchored on the rent day.** The first one is pro-rated from the day they moved in and the last one is pro-rated to the day they leave, so a fortnight is not billed as a month and the anniversary does not walk down the calendar from the 31st. - **Rent is written against a rent product**, set per company, and against no product and no tax if there is none - never against the agency fee product, which books the owner's rent as the agency's income with the fee's tax on it. - **A credit note frees the month it credited.** The period goes back on the rent run, comes off what was billed, and stops counting as rent collected on the statement. - A **break clause is a date**, inside the term, not a note somebody typed. Once the tenancy is running the **dates and the rent are frozen**: they are what the tenant signed. A tenancy that ended early frees the property **from the day they left**, so the flat can be re-let without back-dating anything. - Starting a tenancy **completes the mandate** behind it and shows the property as let, so nobody markets a flat somebody lives in. - Per-tenancy charges are marked as the **owner's or the tenant's**. Guessing that is how an agency loses a landlord. The tenant's are **invoiced to the tenant**, once; the owner's come off the statement. - **The landlord statement** is a window on screen for a period you choose. It nets the management fee **and the repairs the agency advanced for the owner** off the rent actually collected, and reports it **net of tax** - the tax was never the owner's. ## The deposit The part software usually gets wrong. It is the tenant's money held by somebody else. - It is **never invoiced**. It is recorded as held on the tenancy and shown on the landlord statement as held - never as rent, and never in anybody's turnover. - A tenancy **cannot start** while a deposit that was agreed has not been taken. - It is settled **once**, and not before the tenancy has ended - until then the money is still the tenant's. Settling it asks how much comes off and **why**, and the reason goes into the chatter, which is what the agency reads out when the tenant rings up about it three weeks later. A deduction bigger than the deposit is refused. ## Roles A **negotiator** books viewings, takes offers and keeps applicants - and cannot sign or withdraw an instruction, accept an offer or undo somebody else's acceptance, delete a viewing, run a letting or invoice anything. An **agent** signs, accepts, lets and bills. The **branch manager** configures. ## Community only Depends on `product`, `account` and `base_setup` - all Community. Tested on 16.0, 17.0, 18.0, 19.0 and 20.0. ## How we make sure it works Before every release, **99 automated checks** run against this app on Odoo 16, 17, 18, 19 and 20. Among them: - One agent cannot show two flats at once. - A tenancy cannot start without the deposit. - A negotiator cannot flip an offer state by hand. - Protection is read live not frozen on the offer. - The deposit cannot be settled while the tenancy runs. The complete list is in the source you receive. ## What it does not do Said before you buy, because it is the half that decides whether the app fits: - Carry two live mandates on a property when either is exclusive. - Expire a mandate that is under offer when its term runs out. - Let a property's state be typed - it is computed from the mandate. ## Install 1. Copy `bambooforge_real_estate` into your addons path and update the app list, or install the ZIP from the Odoo Apps Store. 2. Install **Real Estate & Property Management**. 3. Open **Estate** - its menus are Properties, Mandates, Viewings, Offers. ## Questions people ask ****Which Odoo versions does it run on?**** Odoo 16.0, 17.0, 18.0, 19.0, 20.0, on the series you buy it for; each series is its own listing. ****Community or Enterprise?**** Both. It needs no Enterprise app. ****What does it need?**** The standard Discuss, Invoicing, Products, Settings apps. No extra Python package. ****Where does it show up?**** Under the **Estate** menu (Properties, Mandates, Viewings, Offers). ****Does anything leave my server?**** No. It makes no call outside your Odoo server: no telemetry, no licence check, no third-party service. ****What happens if I uninstall it?**** Odoo drops the app's own tables and fields; the standard records it worked on (contacts, orders, products) stay as they are.