Peter Lohmann's Newsletter - Tuesday Edition #13

Big Updates on Beagle vs AppFolio. Study finds Low Performers are Infectious.

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Peter Lohmann
April 21, 2026

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Beagle pursues restraining order against AppFolio ahead of 2027 trial


Beagle's legal battle with AppFolio continues to intensify - over what they claim is "unlawful anticompetitive behavior designed to put Beagle out of business."

In a lawsuit filed in December, Beagle blasted the property management software company for blocking access to its customer data on AppFolio's platform.

"It is engaged in a systematic campaign to destroy Beagle's business through interference with Beagle contracts," Beagle said in the lawsuit, filed in federal district court in California.

Beagle, a rent and pet insurance verification provider (along with other insurance-related compliance services to property managers), relies on AppFolio's software, which allows customers to add a vendor account so Beagle can access individual customer data and provide its services.

More than 80% of Beagle's business is with AppFolio customers, putting the company at serious risk.

Since filing suit in December, Beagle has pursued a temporary restraining order against AppFolio, alleging its "unlawful data-blocking" is causing irreparable harm to its reputation and customer relationships.

"This is critical data that Beagle's customers own, that they contract with Beagle for access so that Beagle can provide vital services to renters across America," Beagle said in its Jan. 7 motion.

Those efforts have so far been unsuccessful. The court denied Beagle's motion for a temporary restraining order and twice denied subsequent motions to reconsider.

On April 7, Beagle appealed to the Ninth Circuit Court of Appeals, arguing the court erred in declining to issue the order.

"The district court's two-time denial has foreclosed any possibility for a hearing and relief for injunctive requests," Beagle's lawyers state in their opening brief.

Beagle is asking the appellate court for an evidentiary hearing where both Beagle and AppFolio engineers could testify and be cross-examined.

At the center of the dispute is a technical question: whether AppFolio had offered viable alternative access methods for Beagle to pursue.

Beagle says no, claiming the district court's order rested on the "erroneous factual premise" that AppFolio could provide workable substitutes for Beagle's integrated platform access.

"AppFolio's purported alternative integration paths were not viable," Beagle alleges in the appeal.

Beagle also contends AppFolio blocked its access in order to move into Beagle's business directly, and accuses AppFolio of spreading false claims about the company, including telling customers in a mass email that Beagle posed security risks.

Attorneys for AppFolio did not respond to a request for comment.

Without a restraining order in place, Beagle says AppFolio has continued to block its access unlawfully, causing "mounting irreparable harm."

Beagle is pushing for an evidentiary hearing for injunctive relief - a necessity, given that the jury trial isn't scheduled until Sept. 28, 2027.

Reported by Margarida Correia for Peter Lohmann Media

THIS ISSUE IS PRESENTED BY SHOWMOJO

Most property managers respond to low lead volume by trying to generate more leads. I think that's the wrong place to focus.

The better question is: of the leads you already have, how many are dropping off before they ever book a showing? And where exactly are they falling out?

One of the most common drop-off points is a step so small most operators never think about it — asking a prospect to leave Zillow to book a showing.

They're browsing, they're interested, they click "Schedule a Showing”, and suddenly they're navigating away from where they started. That's where a meaningful percentage of high-intent leads quietly disappear.

ShowMojo has spent over a decade laser-focused on converting leads into showings — it's why their customers convert at 54%, the highest in the industry. Zillow Tour Scheduling is the latest step in that mission. Prospects now book directly on Zillow without a redirect, while pre-qualification, fraud screening, and access control all happen automatically inside ShowMojo.

The takeaway: before you spend more on lead generation, audit where your current leads are dropping off. The fix is usually simpler than you think.

Podcast Archives: Behind the Scenes at NARPM with Amy Hanson

With NARPM Broker/Owner right around the corner, it's worth revisiting my conversation with Amy Hanson (NARPM Past President) from last season:

Amy got into property management by accident in 1993, chasing a few bonuses off a new real estate license. Since then…

  • Two companies built, bought, and sold

  • A non-compete that forced her to start over in Dallas

  • Buying a brokerage without knowing the multiples

  • Transitioning from owner to corporate VP

  • And helping NARPM launch their "2.0" transformation.

WOW! Well worth your time if you're heading to Broker/Owner, planning an exit, or scaling right now. Also available on Apple Podcasts or Spotify.

Speaking of Broker/Owner…

Are you going to NARPM Broker/Owner next week?

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Meme Tuesday:

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The content of this newsletter is for informational purposes only and does not constitute professional advice. I may have consulting agreements with, or financial interests in, companies mentioned in this newsletter. Additionally, some of the links included in this newsletter are affiliate links, meaning I may earn a commission if you make a purchase through these links. Always perform your own due diligence before making any financial or business decisions.