The Sovereign Property Management Operating System.
Take full control of your rental portfolio with a sovereign, self-hosted stack. Native double-entry general ledger, statutory trust accounting, zero external runtime dependencies, and zero recurring monthly per-unit fees.
Architectural Purity by Design
GarrisonOS is engineered from first principles without framework churn, closed vendor lock-in, or runtime bloat.
Zero Runtime Dependencies
Built strictly on native Node.js standard modules (node:http, node:sqlite, node:crypto, node:fs). No bloated node_modules in production.
Multi-Operator & 3-Tier Governance
Strict separation of multi-tenancy software operators from real estate tenants. Context propagated via AsyncLocalStorage with privilege ceiling rank guards.
4-Tier Asset Hierarchy
Native modeling of real estate: Portfolios (LLCs) → Properties (Addresses) → Buildings → Units with unit turnover state machines and make-ready work orders.
Portfolios • Properties • UnitsImmutable Double-Entry Ledger
All currency strictly stored as INTEGER cents. Immutable append-only journal entries enforcing zero-sum proofs (∑ Debits ≡ ∑ Credits) with statutory trust accounting.
1010 Operating • 1020 TrustUniversal Document Media Safety
Zero-dependency streaming multipart parser, automated EXIF stripping for JPEGs/PNGs, executable PDF script neutralization, and per-operator storage quota enforcement.
EXIF Stripping • PDF SanitizationDeterministic Identity (UUIDv7)
All primary keys use RFC 9562 time-ordered UUIDv7 generated natively via node:crypto, ensuring high B-tree locality and zero database lock contention.
Real-Time Operations. Zero Runtime Dependencies.
This is not a mockup. Captured directly from an active v0.1.0-dev prototype instance running in real time with automated seed data—orchestrating emergency repair triage, vendor dispatching, and multi-unit portfolio operations.
Emergency Ticket Triage
Instant triage prioritization across Emergency, High, Medium, and Low severity, flagging critical incidents for immediate dispatch.
Trade-Filtered Dispatch
Vendor assignment by trade classification (Plumbing, Electrical, HVAC, Structural) with integrated W-9 tax compliance tracking.
4-Tier Asset Resolution
Tickets link directly to physical Units, Buildings, and Properties with automated make-ready work orders for turnover state transitions.
Ledger Account Posting
Maintenance costs and vendor invoices post directly to double-entry general ledger accounts (Account 5010 Repairs & Maintenance).
Institutional Statutory Trust Accounting
Unlike consumer landlord tools that use single-entry cashbooks, GarrisonOS enforces an institutional, audit-proof double-entry ledger that separates operating cash from security deposits.
| Account Code & Title | Classification | Description / Memo | Debit (Cents) | Credit (Cents) |
|---|---|---|---|---|
1020 Trust Checking |
Asset (Trust) | Security deposit collection (Unit 4B) | $1,850.00 | — |
2100 Tenant Security Deposits Held |
Liability (Trust) | Escrow liability for Unit 4B lease | — | $1,850.00 |
1010 Operating Checking |
Asset (Operating) | Monthly rent collection (Unit 4B) | $2,400.00 | — |
4010 Rental Revenue |
Revenue | Earned monthly residential rent | — | $2,400.00 |
Why Independent Operators Switch
Stop paying escalating monthly per-unit software taxes for closed databases that hold your records hostage.
| Feature & Capability | GarrisonOS (Self-Hosted) | AppFolio® | Buildium® | Yardi® Breeze |
|---|---|---|---|---|
| Software License Cost | $0 (AGPL v3 Open Source) | $280/mo minimum ($1.40/unit) | $55–$375+/mo tiers | $100–$250/mo minimum |
| Data Ownership & Hosting | 100% Sovereign (Your Hardware) | Proprietary Cloud Lock-In | Proprietary Cloud Lock-In | Proprietary Cloud Lock-In |
| Runtime Dependencies | 0 External Packages | Opaque SaaS Stack | Opaque SaaS Stack | Opaque SaaS Stack |
| Double-Entry Trust Accounting | Native Balanced General Ledger | Standard | Standard | Tiered Paywall |
| Offline Snapshot Backups | One-Click .tar.gz (DB + Media) | Manual CSV Only | Manual CSV Only | Restricted Exports |
| Code Auditability & Customization | 100% Extensible TypeScript | Closed Source | Closed Source | Closed Source |
Self-Host in 60 Seconds
Evaluate a local GarrisonOS instance on any standard Linux VPS, home server, or development workstation.
# 1. Download production docker-compose.yml curl -fsSL https://raw.githubusercontent.com/GarrisonOS/GarrisonOS/main/deploy/docker-compose.yml -o docker-compose.yml # 2. Launch container with SQLite WAL storage docker compose up -d # GarrisonOS is now live on http://localhost:8080
# Automated Linux / macOS Systemd & Caddy deployment curl -fsSL https://raw.githubusercontent.com/GarrisonOS/GarrisonOS/main/scripts/install.sh | bash
# Requires Node.js v22.5+ git clone https://github.com/GarrisonOS/GarrisonOS.git cd GarrisonOS node scripts/setup.js node scripts/serve.js
Common Questions & Answers
Everything you need to know about self-hosting, architecture, data portability, and licensing.
What hardware or VPS specifications do I need to self-host GarrisonOS?
Because GarrisonOS is engineered with zero external runtime dependencies on native Node.js standard libraries, it operates comfortably on a modest $5/month cloud VPS (1 vCPU, 1 GB RAM) or even a home server / Raspberry Pi 4. The runtime memory footprint typically stays under 60 MB RSS, providing instant startup times.
Can I use PostgreSQL instead of the embedded SQLite engine?
Yes. GarrisonOS defaults to embedded SQLite operating in Write-Ahead Logging (WAL) mode for zero-configuration setup and portable, 1-click snapshot backups. However, the data access layer is engineered with strict forward-compatibility for external PostgreSQL instances when scaling to larger multi-operator installations.
How are database migrations and schema updates handled?
GarrisonOS includes an in-engine topological migration runner. When you update the code and run node scripts/setup.js (or restart the official Docker container), migrations are evaluated, sorted by dependency, and executed inside safe atomic transactions.
Can I import tenant, lease, and property data from spreadsheets?
Yes. GarrisonOS includes CSV ingestion utilities and streamed export tools (Rent Roll, Schedule E P&L, tenant historical ledgers) to make migrating from spreadsheets or legacy property management software straightforward.
Is GarrisonOS really free, and how is it licensed?
Yes. GarrisonOS is published under the GNU Affero General Public License v3 (AGPL-3.0). There are no recurring monthly software licensing fees, no per-unit pricing penalties, and no closed features behind paywalls.
Is GarrisonOS ready for production property operations right now?
No. GarrisonOS is currently in active pre-production prototyping (Alpha v0.1.0-alpha). While core architecture and mathematical ledger proofs are implemented, it is not currently certified for production property operations. We encourage developers and early adopters to evaluate and test the platform in isolated sandbox environments.
Stay Informed on Alpha Milestones
Get notified when Foundational MVP Alpha (v0.1.0-alpha) is published and official production releases become available.