For monthly boarding house (kos) & rental home owners
WhatsApp for boarding houses & rentals: rent reminders sent, complaints never buried
Rent for each room is reminded automatically three days before and on the due date, and you just mark it as paid. Repair notices reach every tenant, damage reports become numbered complaints, and people asking about vacant rooms get an automatic answer. Rent still goes straight to your bank account.
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Sample conversation: a rent reminder goes to the tenant of room 7, the tenant says she has transferred the money, the owner marks it as paid, then a notice about a water pump repair is sent.
Yuni Astuti (room 7)Sample Boarding House
TODAY
Template · Rent reminderRent reminderHi Yuni, rent for room 7 this month is due on the 5th. Please ignore this message if you have already paid.08:00
I’ve transferred it, ma’am09:30
Ratih · OwnerThank you, we’ve marked it as paid.09:40
Broadcast · Tenant noticeNoticeThe water pump will be repaired on Sunday morning, 08:00–10:00. Please store some water beforehand.16:00
Got it, thanks for letting us know16:10
Type a message…
Automatic rent remindersSample view · made-up names and numbers
What usually happens
Running a boarding house one chat at a time
One owner, dozens of rooms, and the same questions every month about rent, water, and vacant rooms.
Reminding about rent feels awkwardReminding tenants one by one takes time and feels uncomfortable, especially when the tenant turns out to have paid already.
Who hasn’t paid?Payment records are spread across a notebook, bank statements, and chats. At the end of the month it is hard to tell which rooms have not paid.
Damage reports get buried“No water”, “the bathroom light is broken.” Reports mix with other chats and only come back to mind when the tenant asks again.
Notices in a group chatThe tenant group is full of chatter, important notices get lost, and every tenant’s number is visible to the whole group.
What you get
Dashboard menus made for boarding houses & rentals
Choose the Kos & kontrakan business type, and the dashboard sets up Monthly rent, Facility complaints, Room types & rent, Broadcast, Bot menu, Auto-replies, and Team report. Room viewings and Prospective tenants are available; just switch them on.
Monthly rent
Rent reminders per room, a summary every month
Create a rent bill per tenant, or all at once for a label such as Floor 1, with the amount and due date. Reminders go out automatically three days before and on the due date, between 08:00 and 20:00. Your team marks bills as paid, and the monthly summary shows which rooms have and have not paid.
Overdue reminder available, off by default
Neutral wording: a reminder, with no fines and no threats
kitasapa does not collect or hold money; rent still goes to the owner’s account
Facility complaints
Every repair gets a number
Reports about water, electricity, or air conditioning become complaints with a status: new, in progress, waiting for tenant, and done. Topics can be mapped from the Report damage option in the bot menu, and complaints that pass the target time are flagged.
Broadcast
Notices to everyone or per floor
Send news about pump repairs, power cuts, or new rules to all tenants or a specific label. Tenants cannot see each other’s numbers, unlike in a group.
Room types & rent
Vacant rooms answered automatically
Enter room types and monthly rent once, then mark the ones that are full. Anyone who types “vacant” or “rent” gets the latest list right away.
Forms
Room booking form
Prospective tenants fill in their name, status (student or employee), room type, planned start, length of stay, and whether they want to view the room first, without leaving the chat.
Bot menu
A bot menu for tenants and prospective tenants
Room types & rent, View a room, Report damage, House rules, and Talk to the owner. Outside reply hours, tenants are pointed to the caretaker for emergencies.
Room viewings
Room viewing schedule with reminders
Switch it on if you often get prospective tenants: viewings are booked without clashes, and a reminder goes out the day before with Coming or Reschedule buttons.
How monthly rent works
From creating the bill to the month-end summary
Create the bill oncePer tenant or per label, with the amount, due date, and starting month.
Reminders 3 days before and on the daySent automatically between 08:00 and 20:00. Tenants who chatted in the last 24 hours get a normal message.
Mark as paidThe tenant pays into your account, then your team marks it as paid along with the payment method.
Monthly summarySee which rooms have and have not paid, plus each tenant’s history from month to month.
Rent reminders outside the 24-hour window use a utility template approved by Meta, Rp 356.65 per message for recipients in Indonesia (official rate as of 1 Oct 2026, before VAT; other countries). If that template does not exist yet, the reminder is not sent, the reason shows in the dashboard, and it is tried again next time.
To be clear
What we deliberately don’t do
Monthly rent in kitasapa is a reminder and a record, not a debt collector. Tenants pay straight to your bank account or payment channel, then you or your team mark it as paid. That is why we do not insert any payment link, QRIS code, or bank account number.
The reminder wording is deliberately neutral and polite, the same for every business that uses Recurring bills.
No fines and no threatsThe reminder only states the due date and asks the tenant to ignore it if they have already paid.
Never sent at nightReminders only go out between 8 am and 8 pm Western Indonesia Time (WIB), and not before the send time you choose.
Never sent twiceOne reminder per period per type, even if the system runs again.
Sample conversations
Complaints on record, prospective tenants answered
Sample: a tenant reports there is no water, an auto-reply asks for the room number, the owner logs the complaint, calls a repairman, then closes the complaint once the water is back.
Agus Salim (room 9)Sample Boarding House
TODAY
Ma’am, there’s no water on the 2nd floor06:40
Auto-reply · keyword “no water”Thanks for the report. Please write your room number and what’s wrong, and the owner will check soon.06:40
Room 9, no water from the bathroom tap06:42
Ratih · OwnerComplaint #23 is logged. The repairman is coming at 9 this morning.07:15
Ratih · OwnerThe pump is fixed and the water is back to normal. We’re closing complaint #23.10:30
It’s working now, thank you10:40
Type a message…
Sample view · made-up names and numbers
Sample
No water: a numbered complaint, tracked until it’s fixed
Early in the morning, Agus reports that there is no water on the 2nd floor. An auto-reply asks for his room number, and the report is logged as a complaint in the Facility complaints menu. Ratih calls a repairman, lets him know when the repairman will arrive, then closes the complaint once the water is back.
Complaint status is visible to the whole team
Complaints that pass the target time are flagged
Once done, you can ask the tenant for a rating with a button
Sample: a prospective tenant asks about vacant rooms in the evening, an auto-reply sends room types and rent, then the owner sets up a room viewing.
Rina FitrianiSample Boarding House
THURSDAY
Do you still have a vacant room? How much is the rent?19:05
Auto-reply · keyword “vacant”Room types & rent: Standard room Rp 900,000 · Room with private bathroom Rp 1,200,000 per month.19:05
Can I see the room on Saturday afternoon?19:10
Ratih · OwnerSure, Saturday at 13:00. We’ll send the house rules as a PDF in this chat.19:20
Type a message…
Sample view · made-up names and numbers
Sample
A prospective tenant asks in the evening
Rina asks about vacant rooms after sunset. An auto-reply sends the room types and rent from the Room types & rent menu right away, so she doesn’t have to wait for the owner to pick up the phone.
If you get frequent viewings, switch on Room viewings so the schedule is booked without clashes and a reminder goes out the day before. Prospective tenants can also be tracked in the Prospective tenants menu until they move in.
Templates to copy
Sample templates for boarding houses
Rent reminders are polite and neutral, always with “ignore this if you have already paid”. Meta sets each template’s category when it reviews it.
pengingat_tagihanUtility
Rent reminderHi Yuni, rent for room 7 this month is due on the 5th. Please ignore this message if you have already paid.08:00
Used by Monthly rent for reminders 3 days before and on the due date, outside the 24-hour window.
tanda_terima_sewaUtility
Rent receivedHi {{1}}, we have received your rent payment for room {{2}} for {{3}}. Thank you.09:40
Fields: {{1}} name, {{2}} room, {{3}} month. Can be sent after the rent is marked as paid.
pengumuman_penghuniNotice
NoticeHi {{1}}, the water pump will be repaired on {{2}}, 08:00–10:00. Please store some water beforehand.16:00
Fields: {{1}} name, {{2}} day. Sent by broadcast; Meta sets the category.
konfirmasi_janjiUtility
Room viewingHi Rina, your room viewing at Sample Boarding House is booked for Saturday, 3 October at 13:00. Let us know if you can’t make it.19:20 ↩ OK, I’ll come↩ Reschedule
Used by Room viewings when that menu is switched on.
Pricing
Monthly subscription, every feature on every plan
5-day free trial, starting when your WhatsApp is connected, with no upfront payment. Plans differ only in the number of businesses, numbers, and team accounts.
Lite
$10/mo
1 business · 1 number · 1 account
Pro
$15/mo
2 businesses · 2 numbers · 2 accounts
Promax
$25/mo
4 businesses · 4 numbers · 4 accounts
Message fees from Meta for recipients in Indonesia (official rate as of 1 Oct 2026, before VAT): chats from tenants are always free, and the first 1,000 replies each month per number are free; after that, Rp 356.65 per reply. Rent reminders outside the 24-hour window use a template at Rp 356.65 per message; broadcast notices are Rp 356.65 or Rp 586.33 depending on the category Meta sets. Example: reminders 3 days before and on the day for 20 rooms, all outside the 24-hour window, = 40 messages × Rp 356.65 ≈ Rp 14,266 per month. Message fees are billed by Meta directly to the card on your account, at Meta's official rates for the recipient's country; see Meta's pricing page for other countries. In Indonesia, plans are billed in rupiah via QRIS (see the Indonesian page).
No. kitasapa only reminds and records. Tenants pay straight to your bank account or payment channel, then you or your team mark it as paid in the Monthly rent menu. We do not insert any payment link or bank account number.
When are rent reminders sent?
Three days before the due date and on the due date, between 8 am and 8 pm Western Indonesia Time (WIB), and not before the send time you choose. An overdue reminder is available but off by default. The owner controls all of it.
What if a tenant asks to pay late?
Reply in the chat as usual, and mark it as paid when the money arrives. If the due date really changes from now on, change the date on that tenant's bill.
Can I send a notice to just one floor?
Yes. Give tenants a label, such as Floor 1 and Floor 2, then pick that label when you send the broadcast. Tenants cannot see each other's numbers.
Isn't a WhatsApp group cheaper?
For notices only, a group is free, while a broadcast through kitasapa is charged per message at Meta's rates. The difference is in rent reminders per room, a record of who has paid, and complaints tracked until they are fixed. If all you need is notices, a group is enough.
I have a boarding house and rental homes in two locations. Does that work?
Yes. Use a label per location within one business, or split them into two businesses, each with its own number; the Pro plan covers 2 businesses and 2 numbers.
Other business types
Menus that match your business type
Each business type gets fitting menu names, sample replies, and templates. See the others, or open the list of all business types.
