Pre-requisites: To use this feature, please make sure you are on the mobile version 2.7.14 or higher.
Happy Property offers several ways to require signatures and display disclaimer text. These are set up in different places and show to different users. Use the table below to select what fits your needs; the sections afterward explain how to set things up and what staff and residents will see.
All features at a glance
| Feature | When your organization would use it | Where administrators configure it | What end users see | Good to know |
|---|---|---|---|---|
Footer report disclaimer | Use this when you want the same legal or policy text at the end of every report for a specific report style. | Settings → Business Settings → Setup → Report Styles → open a style → Footer report disclaimer | Anyone who opens the final report will see this text under Important Information Regarding This Report. | This is separate from template signing settings. Be sure to use the Report style on the template’s Report Workflow so inspections use that style. |
Require Signature (Guest Inspection Only) | Residents or guests must sign to submit their inspection. | Templates → Report Workflow | Residents or guests completing inspections must add a signature before submitting. | This option is only visible if your account includes resident/guest inspections. It doesn’t affect the staff mobile “must sign every time” flow. Helper text: “Recipient must add a signature to submit inspection.” |
Require Signatures (All Inspections) - Mobile only (inspections can still be completed on Web without signature) | Staff must collect signatures on inspections within the Happy Property app (for example, move-in or move-out inspections). | Templates → Report Workflow | Staff and residents on mobile will see prompts to provide signatures (e.g., require a signature from an associate for move-out, or from a resident for move-in).
| This option is only visible when enabled for your account. It requires Automatically Generate Report. Helper text: “Must add signature(s) to submit inspection. Inspections can’t be completed until all required fields are filled and the required signature is captured. The options “Sign later” and “No signature” are removed when signature is mandatory.” |
Show Disclaimer | Use this if you want custom text on the template for residents to read before signing on mobile. | Templates → Report Workflow (after turning on Show Disclaimer) | Enables the Disclaimer Content field; it doesn’t create a separate screen. | This only appears when the setting is enabled. It’s not added to the PDF footer. For footer text on reports, use Footer report disclaimer. On mobile, the disclaimer shows only if this field has content and required mobile signatures are enabled. If the content is empty, no disclaimer appears on mobile, even if Show Disclaimer is on. |
What staff see on mobile (Happy Property app)
This section describes what technicians experience when completing inspections in the Happy Property mobile app after tapping Complete.
Standard flow (signatures optional)
This applies when Require Signatures (All Inspections) is off, or it is on but Enable Signature Disclaimer and Enforce Resident Signature on Mobile is not enabled for your business.
- After tapping Complete, staff usually see Inspection complete with options for Preview Report and Finalize Without Signing.
- On the Inspection Report, the Finalize button opens a sheet with options: Sign Now, No Signature, and Sign Later (“Sign later” creates a blank signature field).
- Staff can choose to complete without signing or add signatures at their discretion.
Strict flow (signatures required on mobile)
This applies when Require Signatures (All Inspections) is on and Enable Signature Disclaimer and Enforce Resident Signature on Mobile is enabled for your business.
- After tapping Complete, staff go directly to the Inspection Report. They do not see the Inspection complete screen with the option to Finalize Without Signing.
- On Inspection Report, the Finalize button goes straight to the Who’s Signing? screen. The options for Sign Now, No Signature, and Sign Later are not shown.
- Staff enter their full name, tap Next, then sign on the Sign Report screen.
- The Share option becomes available once at least one signature is added; tapping Done completes the inspection and generates the report.
Signing disclaimer on mobile
If Disclaimer Content has text and the strict mobile flow applies, staff will see a Disclaimer warning on the Who’s Signing? screen before entering their name. The app checks for content; it does not rely on the Show Disclaimer toggle alone for mobile.
Other cases
- Cost capture: If the template includes cost capture and the inspection has costs, staff may review costs first before the signature step.
- Require Signature (Guest Inspection Only) does not affect staff mobile behavior; it applies to residents or guests submitting their own inspections (covered below).
On Mobile
- Now on the mobile app:
- Signature is required before submitting.
- Disclaimer appears below the signature field with the correct custom text.
What residents and guests see
When Require Signature (Guest Inspection Only) is enabled for a template (and your business uses Resident Inspections), residents or guests completing an inspection must add a signature to submit. This requirement is enforced during the resident inspection experience and does not affect staff mobile flows described earlier.
Footer disclaimer on report styles
Use the Footer report disclaimer option when you want text to appear on every report that uses a specific report style, not just on the mobile signing screen.
- Go to Settings → Business Settings → Setup → Report Styles.
- Open the report style you want to edit.
- Enter your Footer report disclaimer (helper text: “Add any conditions or disclaimers for this report”).
- Save the report style.
- On each template that should use this style, set the Report style in the Report Workflow.
What appears on the finished report
- Signatures collected during the workflow appear in the report’s signature section, including name, date, and drawn signature when provided.
- Footer report disclaimer from Report Styles appears at the end under Important Information Regarding This Report.
- Disclaimer Content from Report Workflow appears only on the mobile Who’s Signing? screen. It is not automatically included in the report body or footer.
If an option is missing
Some toggles only appear when HappyCo has enabled them for your business. Please contact your HappyCo account team or support and mention the feature you need:
| You need… | What you may enable |
|---|---|
Require Signature (Guest Inspection Only) | Resident Inspections (business capability) |
Require Signatures (All Inspections) | Enable resident signature in report workflow |
Show Disclaimer and Disclaimer Content | Enable signature disclaimer and toggle in report workflow |
Strict mobile signing (no Finalize Without Signing, required path to Who’s Signing?) | Enable Signature Disclaimer and Enforce Resident Signature on Mobile (along with Require Signatures (All Inspections) on the template) |
If Require Signatures (All Inspections) is enabled but staff still see the Finalize Without Signing option, it’s likely that strict mobile enforcement has not been enabled for your account yet.
Screen and button names (quick reference)
| Context | Names in the product |
|---|---|
Admin – template | Report Workflow, Edit Report Workflow, Report Workflow saved |
Admin – report style | Footer report disclaimer, Report Styles |
Staff – completion | Complete, Inspection complete, Finalize Without Signing, Preview Report |
Staff – report | Inspection Report, Finalize, Share, Done |
Staff – signing | Who’s Signing?, Disclaimer, Full name, Next, Sign Report, Sign Now, No Signature, Sign Later |