Today DiscoveryMark is live.
If you manage rental property, you already do the work that DiscoveryMark captures. You walk the unit at move-in. You take photos at move-out. You dispatch a plumber and pay the invoice. You log the third noise complaint. The work happens. What almost never happens is that the work turns into a record you could hand to a small claims judge, an insurance adjuster, or an owner eighteen months later and have it hold up.
That gap is the whole reason this exists.
The disputes you lose are the ones you can’t prove
Here is the pattern I kept seeing, and the one a lot of you have lived. A tenant moves out, claims the carpet stain was there on day one, and you know it wasn’t. You took a photo. It’s on a phone you don’t own anymore. The inspection form got scanned and emailed and is buried under three thousand other messages. The deposit deduction gets written off, not because the tenant was right, but because you couldn’t prove you were.
It is never the work that fails. It is the evidence. Your records exist, they just exist in fifteen places: a camera roll, an inbox, a filing cabinet, a text thread, a folder in your PMS that nobody updates. None of it is timestamped, linked, or signed by the person who needed to sign it. When the dispute starts, you are reconstructing a record after the fact, and reconstructed records are treated as suspect everywhere they get looked at.
DiscoveryMark fixes the moment of capture, not the moment of the dispute. It produces the artifact while the work is happening, so there is nothing to reconstruct later.
What it actually does
DiscoveryMark turns the four moments that always go undocumented into guided flows. Each flow collects the right information from the right person (you, the tenant, or the vendor), tracks it on a shared timeline, and produces one finalized PDF at the end. No blank forms to wrestle with. No “I’ll write it up later.” The record is the byproduct of running the flow.
There are four record types at launch:
- Move-In Record. The room-by-room baseline, photos, key and access inventory, utility transfers, disclosures, and the tenant’s signed acknowledgment. This is the document that decides every deposit dispute later.
- Move-Out Checkout. The walkthrough compared against the move-in baseline, damage with photos, returned keys, forwarding address, and an optional deposit builder that does the itemized deduction math for you.
- Maintenance Record. The full five-stage timeline of a repair: the tenant’s report, your triage, the vendor visit, owner approval, and completion, with receipts and before-and-after photos attached.
- Lease Violation Record. The incident, the lease clause it breaks, photo and note evidence, the notice you delivered, and repeat-incident tracking so the third violation references the first.
Here is what the tenant sees on their phone while completing a move-out. They do the work; you get the record.
The tenant fills in their part from a single link. Photos and signatures are captured inline. When they submit, you get a finalized PDF with every artifact attached, dated, and signed.
What makes the output defensible
Every record DiscoveryMark generates is built to clear the bar a third party actually applies. We use a simple internal standard called TPLS: a record has to be timestamped, photographic, linked, and signed.
- Timestamped: every artifact carries a verifiable date and time, captured at creation, not typed in from memory weeks later.
- Photographic: wide-then-close visual evidence for every claim, because words describe and photos prove.
- Linked: the move-out references the move-in, the repair references the receipt, violation three references violation one.
- Signed: every change of state is acknowledged at the time by the right party.
A record with all four survives almost any dispute. A record missing two or more is decorative. The problem is that ordinary property management produces zero of the four by default. DiscoveryMark produces all four as a side effect of running the flow.
Your first record is free
I wanted launch to be easy to try, not easy to talk yourself out of. So your first record is free, no credit card required. Run a real move-out against a real tenant. Run a move-in with photos. Document the next repair end to end. See the actual PDF that comes out the other side.
After that, the pricing is deliberately simple:
- Pay per record: Move-In, Maintenance, and Lease Violation are $10 each. Move-Out is $15 (the deposit builder add-on is $10 more). You pay for what you use.
- Unlimited: $99/month covers unlimited records across up to 100 properties, with no per-seat fees. If you turn units often enough, this is the math that wins.
Every charge is backed by a 31-day satisfaction guarantee.
It works alongside your PMS, not instead of it
If you run AppFolio, Buildium, Rent Manager, or a spreadsheet, keep it. DiscoveryMark is not trying to be your accounting, rent collection, or listing platform. Those tools are good at the financial side and were never built to capture a defensible per-event record. The document storage they offer is an upload box; it doesn’t guide the tenant through their part, enforce what gets collected, or produce a signed PDF at the end. DiscoveryMark is the layer that handles the part the rest of the stack leaves undone.
Why I built this
I built DiscoveryMark because I watched good operators lose money on work they had actually done well. The repair was fast. The walkthrough was thorough. The decision was right. And none of it could be produced when it mattered, so it counted for nothing. That is a maddening way to lose, and it is entirely preventable.
The fix is not “be more careful.” Careful fails the week you are busy, traveling, or turning three units at once. The fix is a process that produces the record automatically, so the discipline lives in the tool instead of in your memory.
That is what is live today.
Start with your next event
The records that compound the longest are the ones you build first. So don’t try to document everything at once. Pick the next thing on your calendar, a move-in this week, a move-out next month, the repair that just got reported, and run that one as a flow. It’s free.
If you have a question, reply to anything or reach me at austin@discoverymark.com. I read everything, especially this week.
Welcome to DiscoveryMark.
