Owner Operating Dashboard
Current Oaks Motel operating status.
Owner Alerts
What needs attention?
Rooms
AI Advisory
Room Availability Snapshot
Live inventory only; planned inventory is displayed separately and excluded from operating totals.
Future / Planned Inventory
57-Feature Coverage Register
Every item from the Master Build Feature List is represented in this rebuild or explicitly isolated as a future/hidden capability.
Room Management
Permanent profiles, rental modes, status, rates, cleaning, inspection, amenities, and history.
Controlled Guest Check-In
Identity, occupancy, approved charges, room validation, and handbook acknowledgment.
Current Tenant Setup
Use this for people already living at Oaks. It loads the room’s preserved rent, paid-through date, and existing balance so adding the tenant name does not change the account.
Rules for This Current Tenant
This page automatically uses the Current-Renter Rule Set. The updated rules have a 30-day transition period from the date written notice is delivered.
1. Select Existing Room
2. Scan Current Tenant ID
Tap Scan ID on the iPad to open the camera immediately. Review the photo before OMMS reads/stores it.
3. Confirm Tenant and Existing Rent
Tenant Accounts
Permanent account number, tenant identity, room, rent, paid-through date, balance, occupants, animals, notices, agreements, incidents, and notes.
Past-Due & Late-Charge Control
Former / Old Tenants
Historical occupants are preserved and never counted as current occupancy.
Payments & Immutable Ledger
Payments post once; corrections create new transactions rather than deleting history.
Post Payment
Selected Account
Apply Account Charge
Ledger
Receipt Vault
Permanent index of guest payment receipts and motel purchase receipts with linked images and PDFs.
Electronic Signature & Acknowledgment
Shared signing engine for OMMS documents requiring a signature or acknowledgment.
Agreements & Credits
Renter/guest agreements, payment agreements, owner credits, and billing codes.
Renter / Guest Agreement
Select an occupied room. OMMS fills the live guest/account information and complete agreement automatically.
Payment Agreements, Credits & Billing Codes
Payment Agreement
Owner Credit
Billing Codes
Cash Awaiting Deposit & Bank Deposits
Physical cash goes into the deposit bag and carries forward until deposited.
Deposit Bag
Record Bank Deposit
Deposit History
Expenses & Receipt Ledger
One permanent purchase record connects receipt images, vendors, rooms, work orders, payment status, and financial reports.
Record Purchase
Vendor
Find Expenses
Expense History
Vendor Register
Maintenance & Preventive Maintenance
Work orders track quote, actual payment, owner authorization, funding source, and proposal documents separately.
Create Work Order
Preventive Maintenance Schedule
Inspections
Fire Alarm / Extinguisher Tracker
Permanent Incident Reports
Watch / Do-Not-Rent
Objective, owner-reviewed restrictions with civil-rights and accommodation safeguards.
Notice & Communication Center
Select the room, notice type, and factual reason. OMMS fills the tenant/account information and generates the controlled notice text automatically.
+ Create / Issue Notice
Notice Guidance
Notice & Communication History
ADA Service Animal Center
Controlled staff inquiry, fee protection, incident documentation, and printable office guidance.
Controlled Service Animal Inquiry
The only two questions
- “Is the dog a service animal required because of a disability?”
- “What work or task has the dog been trained to perform?”
Comfort alone
If the guest only describes comfort, staff may state:
Do not continue probing. If the guest voluntarily identifies a trained disability-related action, record that answer and refer uncertainty to management.
Examples of trained work
Guiding; sound alerts; retrieving; mobility/balance assistance; seizure alert/response; blood-sugar alerts; medication reminders; or a trained action that interrupts or reduces a psychiatric episode. The list is not exhaustive.
Animal Conduct Incident
Core protections
- No pet fee, service-animal deposit, ordinary hair/dander cleaning fee, or pet-room restriction.
- Actual damage may be charged only under the same documented damage policy used for other guests.
- The animal must remain under handler control; leash/tether exceptions apply when disability or task performance requires another effective control.
- Allergies or fear alone do not justify automatic exclusion; try to accommodate both people.
- If an animal is properly excluded for being uncontrolled without correction or not housebroken, the guest must still be offered service without the animal.
- Staff are not required to feed, walk, supervise, or care for the animal.
- Do not automatically refuse a miniature horse; send it to the controlled accommodation review.
Inquiry & Incident History
Florida Lodging Laws
Plain-language operating guide for Oaks Motel managers. Verified against the 2026 Florida Statutes.
§509.013 — Who is covered?
An operator includes an owner, licensee, proprietor, lessee, manager, assistant manager, or appointed agent. A guest includes a patron, customer, tenant, lodger, boarder, or occupant of a public lodging establishment.
This definition allows an authorized Oaks manager to act as the operator, but it does not decide every disputed occupancy question by itself.
Open official §509.013§509.141 — Departure procedure
Allows removal for listed conduct, nonpayment by the written checkout time, failure to leave by the written checkout time, or when continued accommodation would be detrimental to the establishment.
The statutory notice and refund procedure must be followed.
Open official §509.141§509.142 — Refusal of service
Allows refusal of accommodation or service for intoxication, profanity, lewdness, brawling, disturbing conduct, illegal or disorderly conduct, controlled-substance activity, or nuisance behavior.
Refusal cannot be based on a protected characteristic listed in the statute.
Open official §509.142§509.101 — Guest register
Keep a chronological guest register showing arrival and departure dates, room, and rate; preserve the register for the statutory inspection period.
Open official §509.101§413.08 — Service animals
Service animals and animals in training are not pets. Do not add a pet fee merely because the animal accompanies a person with a disability. Ask only the permitted questions when the work or task is not apparent.
Open official §413.08§§509.211 & 509.221 — Safety
Fire-safety, alarm, water, and sanitation conditions require operational controls. OMMS places a room on maintenance hold when a work order identifies a serious safety trigger.
Open §509.211 · Open §509.221Conduct that may qualify
- Threatening, intimidating, or aggressively confronting management, staff, a guest, or a visitor.
- Moving into a manager's personal space while yelling, cursing, threatening, blocking movement, raising fists, or acting as though a fight may begin.
- Fighting, attempting to fight, shoving, striking, or brawling.
- Repeated yelling, screaming, loud arguments, or disruptive noise that disturbs other guests.
- Profane, lewd, seriously abusive, illegal, or disorderly conduct on the property.
- Disruptive intoxication or illegal possession or dealing of controlled substances.
- Harassment, property damage, a dangerous condition, nuisance behavior, or documented conduct detrimental to the motel.
- Failure to pay the agreed rate by the checkout time specified in writing.
- Failure to leave by the checkout time specified in writing, unless Oaks and the guest agreed to an extension before checkout.
Getting in a manager's face: An ordinary disagreement is not enough. Aggressive proximity combined with shouting, profanity, threats, blocking movement, raised fists, refusal to step back, or disturbance of others can support action under §509.141(1)(a), (b), or (f).
What does not qualify by itself
- Politely disagreeing with management or firmly saying, “I disagree with this charge.”
- Making a reasonable complaint about repairs, charges, utilities, room conditions, or service.
- Asking management to explain a rule, notice, or account entry.
- Reporting Oaks to DBPR, code enforcement, police, or another government agency.
- Requesting a disability accommodation or asserting another legal right.
- Refusing an improper or unlawful management request.
- Being disliked, being described only as “rude,” or having an “attitude” without qualifying conduct.
- An accusation unsupported by reliable facts, witnesses, recordings, messages, or other documentation.
- Retaliation for a legitimate complaint or action based on race, creed, color, sex, physical disability, or national origin.
The test is conduct—not disrespect. Write what the person actually did, said, and caused others to experience.
Required §509.141 operating sequence
- Make the area safe. For active violence or danger, call 911 first.
- Confirm authority and ground. An owner, manager, assistant manager, or appointed agent may act. Identify the specific statutory conduct, nonpayment, or checkout failure.
- Document objective facts. Record date, time, location, exact words/actions, distance, threats, blocked movement, witnesses, affected rooms, prior directions, messages, and camera locations. Preserve footage.
- Give the statutory request to depart. Conduct-based notice may be oral or written. Oaks should use the controlled written Notice to Vacate / Depart whenever safely possible.
- Use written delivery for nonpayment or failure to check out. The 2026 statute requires written notice by email, text message, or printed paper. Record the contact/address used and delivery time.
- Tender unused advance payment. At the time notice is given, tender the unused portion required by the statute. Oaks may withhold payment for each full day entertained, including any portion of that day's 24-hour period. Record the calculation and tender method.
- If the guest remains, call law enforcement. Tell the officer that an authorized public-lodging operator gave a §509.141 request to depart and the guest remains. Do not use self-help force.
- Protect property. Inventory and reasonably care for personal property left behind. Do not throw belongings outside.
Controlled statutory notice wording
Use the prefilled Notice Center so the guest, room, account, factual ground, delivery, checkout, refund tender, and operator authorization are logged together.
Manager enforcement process
- Document the objective facts.
- Record the specific rule involved.
- Issue a warning when appropriate.
- Record video, photographs, and witnesses.
- Refer serious or repeated violations to an authorized manager.
- Generate the legally appropriate notice.
- Record any required unused-payment tender.
- Call law enforcement if a properly notified guest refuses to leave.
Parking and towing — §715.07
Routine private-property towing stays disabled until compliant signs have been installed and continuously maintained for the required period, an active towing-company authorization exists, and applicable Brooksville requirements are confirmed.
The state statute specifies sign placement, lettering, towing-company contact information, authorization, law-enforcement notification, storage, rates, receipts, and vehicle-release requirements. Emergency access and business-obstruction exceptions must be evaluated under the actual facts.
Open official §715.07Good incident wording
Only record facts that actually occurred. Name witnesses and preserve the relevant video segment.
Bad incident wording
This does not describe measurable conduct and, standing alone, does not establish a statutory ground.
Transient occupancy versus residential tenancy
Florida §83.42 excludes transient occupancy in a hotel or motel from the residential landlord-tenant part. Section 509.013 separately defines transient and nontransient public lodging establishments. A long stay alone should not be treated as automatic proof that immediate motel ejection applies—or that residential eviction applies.
Florida Guest Register — §509.101
Chronological register of guest, room, occupancy dates, and rate charged. Keep the most recent two years available for DBPR inspection.
Prominent Rules Posting Verification
Payment Tender / Refusal Record
Active Statutory Departure Cases
Issuing a notice does not check a guest out. Confirm physical departure here only after the room is actually vacant; OMMS then preserves the former-guest record and sends the room to cleaning.
Reports & PDF Center
Printable operational, financial, room, tenant, maintenance, audit, and AI reports.
Past Due / Collections
Revenue / Expenses
Maintenance
Room History / Status
AI Business Intelligence & Pricing
Advisory only. Recommendations cannot change live rates, policies, fees, permissions, or rental modes without owner action.
Business Intelligence
Pricing Guardrails
Recommendations
AI Decision Log
Audit Center
Financial, room, tenant, notice, maintenance, incident, AI, backup, restore, configuration, and data-repair actions.
Runtime Render Diagnostics
Owner / Manager Administration
Secure sign-in is required. Current access is limited to authorized Owners; Manager access will be enabled only after its permission map is implemented and tested.
Owner / Family Delegates
Feature Flags
Manager Access Rule
Manager operational access can include tenant operations, room status, payments, receipts, approved notices, maintenance, incidents, and daily cash procedures. Manager access does not independently authorize rate changes, business-rule changes, fee waivers, unauthorized credits, restricted agreements, permissions, API keys, or activation of future modules.
Oaks Motel Rules & Procedures
The current room/tenant rules. Print them or prepare the exact rules for email through the existing Oaks email center.
Email Rules to a Current Tenant
Email Center
Send and record authorized Oaks Motel email communications.
Live Email Server
Send Email Directly
Email Communication History
Inventory & Asset Registry
Restored from the older owner builds: supplies, equipment, serials, quantities, reorder levels, condition, warranty, and asset history.
Add Inventory / Asset
Inventory & Assets
Rules Transition & Delivery Tracking
Restored 30-day transition tracking for current renters and immediate-rule acknowledgment for new renters.
Rent Roll & Room History
Current rent roll plus permanent room events from occupancy, payments, maintenance, inspections, incidents, and room-state changes.
Current Rent Roll
Room History
Day / Week Close
Official financial week is Monday–Sunday.
Daily Close
Weekly Close
Normal close is Sunday. Test-only weekly-summary control is stored under Settings → Testing & AWS.
Daily History
Weekly History
OMMS Patch Notes / Change History
Permanent record of production changes, failed builds, fixes, migrations, testing, and rollback lineage.
Settings & System Control
Owner settings, recovery tools, disabled modules, and AWS/testing controls.
Cross-Device Cloud Sync
OMMS saves locally first, then synchronizes the complete operating database to AWS. A clean second device downloads the AWS copy after secure sign-in.
Standard Rate Table
Current Configuration
Disabled / Hidden Operating Modules
Reservations: disabled from normal Oaks operations. There is no public/online reservation workflow in the current motel system. The underlying module remains built in for possible future owner activation.
Weekly Summary Test Control
The production weekly close remains under Day / Week Close. This button is testing-only.
System Test Status
Simple PASS/FAIL list for every major built-in area.
AWS Staging Integration
Cognito and API Gateway are wired into this build. AWS Staging reuses the main OMMS Cognito Owner session; no second login is required. OMMS now keeps a local working copy and synchronizes the complete operating database to AWS after secure sign-in. The controlled DynamoDB tests remain available for diagnostics.
Staging Configuration
Do not place AWS secrets in this HTML. Browser-safe public identifiers may be configured later; server secrets remain in Lambda/Secrets Manager.
AWS Test Package
Rooms & Tenants — AWS Shadow Persistence
OMMS keeps the local working copy and also synchronizes the complete database to AWS. On another clean signed-in device, the latest AWS snapshot is automatically loaded.
Financial System — AWS Shadow Persistence
OMMS continues using the tested local ledger during this phase, while payments, account charges, late-fee records, expenses, deposit-bag activity, bank deposits, and financial snapshots are also written to DynamoDB. AWS does not yet replace the local financial ledger automatically.
Operations & Audit — AWS Shadow Persistence
Controlled AWS persistence for operational records. The fake test uses no real guest information. Audit history is not manually written; the test verifies the immutable audit entries generated automatically by the Lambda.
Documents, PDFs & Email — AWS Staging
This controlled test generates a fake PDF in the browser, stores it privately in S3 through OMMS-API, reads it back, verifies the PDF bytes, and can send the same stored PDF as an email attachment through Amazon SES. No real guest information is required.
DynamoDB Controlled Test
This test writes only a fake record to the existing omms-data table. It does not move or alter live OMMS tenant data.
OMMS Smoke Test
Runs controlled tests against temporary records. Real names, live tenant balances, and occupied room records are restored after the test.
Software Health Center & Safe Mode
Safe Mode
Backup, Restore & Updates
Local JSON backup, legacy migration, off-device destination configuration, restore validation, and pre-update controls.
Backup
Destinations / Infrastructure
Restore / Migration
Software Update Control
Current: OMMS Rebuild 5.3.0. Updates require version identification, release notes, pre-update backup, schema migration, integrity validation, testing, owner approval, and rollback protection.
🗂️ Document Cabinet
Guest IDs, receipts, agreements, notices, inspections, incidents, maintenance records, and uploaded documents tied to motel records.
Store Document
Cabinet Status
OMMS stores document metadata in the operating database and uploads ID/receipt/maintenance/inspection images to the private AWS document store when a secure session is available. The Cabinet shows whether each image is confirmed in AWS or is only available on this device.
Controlled Books / SOP / Guest Handbook
Documents render in normal professional document text. Use Print / Save PDF for a clean printable copy.
Controlled Documents
Select a book, SOP, or Guest Handbook above.
Controlled Documents & Master Specification
SOP, Books I–III, Guest Handbook, Master Build Feature List, handbook acknowledgments, and local document attachments.
Document Template Library
Operational templates recovered from the older builds and specification. Legal-rights templates are controlled drafts and must be reviewed before actual legal use.