diff --git a/lib/bones73k_web/live/property_live/form_component.html.leex b/lib/bones73k_web/live/property_live/form_component.html.leex
index a25b1f8..582aa6f 100644
--- a/lib/bones73k_web/live/property_live/form_component.html.leex
+++ b/lib/bones73k_web/live/property_live/form_component.html.leex
@@ -1,4 +1,5 @@
 <%= form_for @changeset, "#", [
+    id: "property-form",
     phx_target: @myself,
     phx_change: "validate",
     phx_submit: "save"
diff --git a/lib/bones73k_web/live/property_live/show.ex b/lib/bones73k_web/live/property_live/show.ex
index b611312..d5809cd 100644
--- a/lib/bones73k_web/live/property_live/show.ex
+++ b/lib/bones73k_web/live/property_live/show.ex
@@ -17,18 +17,29 @@ defmodule Bones73kWeb.PropertyLive.Show do
     property = Properties.get_property!(id)
 
     if Roles.can?(current_user, property, live_action) do
-      {:noreply,
-       socket
-       |> assign(:property, property)
-       |> assign(:page_title, page_title(live_action))}
+      socket
+      |> assign(:property, property)
+      |> assign(:page_title, page_title(live_action))
+      |> assign(:modal_return_to, Routes.property_show_path(socket, :show, property))
+      |> live_noreply()
     else
-      {:noreply,
-       socket
-       |> put_flash(:error, "Unauthorised")
-       |> redirect(to: "/")}
+      socket
+      |> put_flash(:error, "Unauthorised")
+      |> redirect(to: "/")
+      |> live_noreply()
     end
   end
 
+  @impl true
+  def handle_info({:close_modal, _}, %{assigns: %{modal_return_to: to}} = socket) do
+    socket |> copy_flash() |> push_patch(to: to) |> live_noreply()
+  end
+
+  @impl true
+  def handle_info({:put_flash_message, {flash_type, msg}}, socket) do
+    socket |> put_flash(flash_type, msg) |> live_noreply()
+  end
+
   defp page_title(:show), do: "Show Property"
   defp page_title(:edit), do: "Edit Property"
 end
diff --git a/lib/bones73k_web/live/property_live/show.html.leex b/lib/bones73k_web/live/property_live/show.html.leex
index e178fcc..18a6145 100644
--- a/lib/bones73k_web/live/property_live/show.html.leex
+++ b/lib/bones73k_web/live/property_live/show.html.leex
@@ -5,8 +5,7 @@
     id: @property.id,
     title: @page_title,
     action: @live_action,
-    property: @property,
-    return_to: Routes.property_show_path(@socket, :show, @property) %>
+    property: @property %>
 <% end %>
 
 <table class="table table-nonfluid">
diff --git a/test/bones73k_web/live/property_live_test.exs b/test/bones73k_web/live/property_live_test.exs
index 64a4fc7..f9dc966 100644
--- a/test/bones73k_web/live/property_live_test.exs
+++ b/test/bones73k_web/live/property_live_test.exs
@@ -54,14 +54,23 @@ defmodule Bones73kWeb.PropertyLiveTest do
              |> form("#property-form", property: @invalid_attrs)
              |> render_change() =~ "can&#39;t be blank"
 
-      {:ok, _, html} =
-        index_live
-        |> form("#property-form", property: @create_attrs)
-        |> render_submit()
-        |> follow_redirect(conn, Routes.property_index_path(conn, :index))
+      # update form attrs
+      index_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_change()
 
+      # submit new form attrs
+      index_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_submit()
+
+      # send modal close event & observe results
+      send(index_live.pid, {:close_modal, true})
+      html = render(index_live)
+
+      assert_patched(index_live, Routes.property_index_path(conn, :index))
       assert html =~ "Property created successfully"
-      assert html =~ "some description"
+      assert html =~ "some updated description"
     end
 
     test "updates property in listing", %{conn: conn, property: property} do
@@ -76,12 +85,21 @@ defmodule Bones73kWeb.PropertyLiveTest do
              |> form("#property-form", property: @invalid_attrs)
              |> render_change() =~ "can&#39;t be blank"
 
-      {:ok, _, html} =
-        index_live
-        |> form("#property-form", property: @update_attrs)
-        |> render_submit()
-        |> follow_redirect(conn, Routes.property_index_path(conn, :index))
+      # update form attrs
+      index_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_change()
 
+      # submit new form attrs
+      index_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_submit()
+
+      # send modal close event & observe results
+      send(index_live.pid, {:close_modal, true})
+      html = render(index_live)
+
+      assert_patched(index_live, Routes.property_index_path(conn, :index))
       assert html =~ "Property updated successfully"
       assert html =~ "some updated description"
     end
@@ -130,12 +148,21 @@ defmodule Bones73kWeb.PropertyLiveTest do
              |> form("#property-form", property: @invalid_attrs)
              |> render_change() =~ "can&#39;t be blank"
 
-      {:ok, _, html} =
-        index_live
-        |> form("#property-form", property: @update_attrs)
-        |> render_submit()
-        |> follow_redirect(conn, Routes.property_index_path(conn, :index))
+      # update form attrs
+      index_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_change()
 
+      # submit new form attrs
+      index_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_submit()
+
+      # send modal close event & observe results
+      send(index_live.pid, {:close_modal, true})
+      html = render(index_live)
+
+      assert_patched(index_live, Routes.property_index_path(conn, :index))
       assert html =~ "Property updated successfully"
       assert html =~ "some updated description"
     end
@@ -257,12 +284,21 @@ defmodule Bones73kWeb.PropertyLiveTest do
              |> form("#property-form", property: @invalid_attrs)
              |> render_change() =~ "can&#39;t be blank"
 
-      {:ok, _, html} =
-        show_live
-        |> form("#property-form", property: @update_attrs)
-        |> render_submit()
-        |> follow_redirect(conn, Routes.property_show_path(conn, :show, property))
+      # update form attrs
+      show_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_change()
 
+      # submit new form attrs
+      show_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_submit()
+
+      # send modal close event & observe results
+      send(show_live.pid, {:close_modal, true})
+      html = render(show_live)
+
+      assert_patched(show_live, Routes.property_show_path(conn, :show, property))
       assert html =~ "Property updated successfully"
       assert html =~ "some updated description"
     end
@@ -293,12 +329,21 @@ defmodule Bones73kWeb.PropertyLiveTest do
              |> form("#property-form", property: @invalid_attrs)
              |> render_change() =~ "can&#39;t be blank"
 
-      {:ok, _, html} =
-        show_live
-        |> form("#property-form", property: @update_attrs)
-        |> render_submit()
-        |> follow_redirect(conn, Routes.property_show_path(conn, :show, property))
+      # update form attrs
+      show_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_change()
 
+      # submit new form attrs
+      show_live
+      |> form("#property-form", property: @update_attrs)
+      |> render_submit()
+
+      # send modal close event & observe results
+      send(show_live.pid, {:close_modal, true})
+      html = render(show_live)
+
+      assert_patched(show_live, Routes.property_show_path(conn, :show, property))
       assert html =~ "Property updated successfully"
       assert html =~ "some updated description"
     end
diff --git a/test/support/fixtures/accounts_fixtures.ex b/test/support/fixtures/accounts_fixtures.ex
index 7ba9082..1983ee7 100644
--- a/test/support/fixtures/accounts_fixtures.ex
+++ b/test/support/fixtures/accounts_fixtures.ex
@@ -36,7 +36,7 @@ defmodule Bones73k.AccountsFixtures do
     # {:ok, captured} = fun.(&"[TOKEN]#{&1}[TOKEN]")
     # [_, token, _] = String.split(captured.body, "[TOKEN]")
     # token
-    %Bamboo.Email{} = email = fun.(&"[TOKEN]#{&1}[TOKEN]")
+    {:ok, %Bamboo.Email{} = email} = fun.(&"[TOKEN]#{&1}[TOKEN]")
     [_, token, _] = String.split(email.text_body, "[TOKEN]")
     token
   end