Everything a rental business runs on.
Rent, repairs, leasing, Ontario’s leases and notices, a portal for every tenant and a website for you. Each part is run by the agent, and the whole agent is in every plan.
Rent
Tenants keep paying by Interac e-Transfer, as they do now. It records each payment for you.
- e-Transfers recordedRead from the deposit notices in your mailbox, matched to the tenant, even when a relative or a company pays.
- Deposits confirmedChecked against QuickBooks Online when you connect it, or a bank statement you upload.
- RemindersThree days before rent is due, and a friendly, factual one when it’s late. Never a legal notice.
- Receipts and statementsA receipt by email for every payment, and each tenant’s statement for the year every January.
- Rent rollWho has paid and who hasn’t, month by month, and the next allowed increase for each home.
- Deposit interestWorked out each year on the anniversary, and the deposit statement after a tenancy ends.
- Payment plansSet up when a tenant asks, with reminders on each date.
- Arrears, on fileA dated summary from 14 days owing, ready if you need it. Nothing is served.
Repairs
From the tenant’s first message to asking whether it’s really fixed.
- Requests with photosTips for common problems first, then the request, its urgency and permission to enter.
- Emergencies spottedFlooding, no heat or a lockout is marked urgent from the tenant’s words, and the backup phone hears if nobody answers in 30 minutes.
- Your contractors, by kind of workSet who goes first for plumbing, heat, electrical and the rest. Requests go to them.
- Work orders by private linkContractors accept, book a time and mark it done with photos, with no account and no tenant’s name or number.
- Notice of entryPrepared when a visit is booked, 24 hours ahead, with reminders the evening before and the morning of.
- Reply deadlinesEach request’s first reply and fix tracked against your promised times, with a to-do before one is missed.
- A record of every requestExported as a spreadsheet whenever a city or an insurer asks.
Leasing
From a tenant’s notice to a signed lease, with you choosing the tenant.
- Listings in a clickPhotos, a headline it writes, a suggested rent, and the words ready to paste into Kijiji or Facebook Marketplace.
- Viewings that book themselvesTimes stay on offer, people book online, and the current tenant is told. Connect Apple Calendar and only your free times are offered.
- ApplicationsThe same questions for everyone, no fee and no SIN. The link goes out an hour after a viewing.
- ReferencesEmailed a short form as soon as someone applies.
- You decideAnswers, files and references side by side, with a reminder of the fair housing rules.
- A waitlistPeople who want a home like this one hear when one is posted.
- Unsuccessful applications deletedWith their files, after the period you set.
Leases and notices
Ontario’s own forms, filled in for you, never served without your OK.
- Ontario’s standard leaseFilled in from the application, with attachment pages for anything that doesn’t fit.
- Signed onlineTenants sign in the portal or ask for paper. Your signature follows once everyone has signed.
- Rent increasesThe N1 at the year’s guideline, 12 months apart with 90 days’ notice, and the new rent on its date.
- A tenant’s notice to endAn N9 uploaded starts the listing and the move-out to-dos.
- Leases read for youUpload signed leases and it fills in each tenancy: tenants, rent, deposit, start and what’s included.
- The information packagePrepared for each building and sent to its tenants once you approve it.
Tenants
A portal on any phone, with nothing to install. Add it to the home screen like an app.
- Ask anythingAnswered from their lease, their home and the building guide. What it can’t answer comes to you.
- RepairsA four-step tracker, one thread of messages and visit times.
- Rent and receiptsPaid or owing, month by month, with receipts and the year’s statement.
- PapersTheir lease, notices and the information package, opened in the portal.
- Reminders their wayGarbage days, visits and notices by email and in their portal, mornings or evenings, never overnight unless it’s urgent.
- The building guideShut-offs, fire safety, bins, parking, laundry and who to call.
- Moving outTheir notice, a checklist and a forwarding address. They keep the portal for 60 days after.
- A simple viewFour big buttons and garbage day, for anyone who’d rather have less.
Buildings and records
Every building, home, tenant and contractor, each opening in a panel beside its list.
- The building guide, draftedFrom your leases and listings, each line saying where it came from, for you to check.
- Upkeep calendarFurnace service, alarms and gutters, each booked a month ahead for your OK.
- Contractors from invoicesDrop a few invoices and it finds each company, its phone, email and trade.
- DocumentsOpen in a viewer inside the portal, never a pile of downloads.
- Your teamAdministrators and, if you want them, staff with less access. Two-step sign-in for both.
- LogsEverything done, by whom or by the agent, and when.
Messages
In your company’s name and from your own number, so replies come back to you.
- Your mailbox, readConnect your Microsoft 365 mailbox and it reads what comes in. Email goes out in your company’s name.
- Notices to a buildingA water shut-off or a fire alarm test, sent the way each tenant chose.
- A morning summaryWhat came in, what it did and what needs you, each day by email.
Reports
The numbers you need, without building a report.
- Last month, on the 1stThe month’s report, prepared on the 1st and emailed to you once you approve it.
- Your next 90 daysEvery date ahead, and who does each thing.
- Spreadsheets when you want themThe rent roll and the record of requests, as CSV.
- Owner statementsA monthly PDF for each building’s owner, if you manage for others (an extra, below).
Your website
On Growth and Portfolio, in your logo and your colour. On Starter, or if you’d rather, keep the website you have and link to your portal and homes for rent.
- Homes for rentListings, viewings and applications on your own pages.
- Your words, your pagesHome, residents, guides and about. Change the words beside a preview and publish when you’re ready.
- Your lookUpload your logo and it picks up your colours across the website, the portals, emails and PDFs.
- A site you already haveKeep it. The platform is then just your portal, at an address of its own.
Extras, when you need them.
Eight more, run the same way and included on Growth and Portfolio. Turn on the ones that suit your buildings; setup suggests them from what your export shows.
Amenity booking
Party rooms, gyms and guest suites, booked within each space’s rules.
Parcels
Logged when they arrive, the tenant told at once and reminded at 3 and 7 days.
Parking and storage
Spaces, lockers and a waitlist, with a map of the lot.
Keys and fobs
Who holds which, what to hand over and what comes back.
Yearly inspections
Dated, with written notice, and what’s found becomes a repair.
Contractors’ insurance
Certificates and WSIB clearance asked for, and kept current.
Staff time
Hours suggested from viewings, visits and requests, as a weekly timesheet.
Owner statements
A monthly statement for each owner you manage for, sent once approved.
Connects to what you use.
Each one is optional, connected under Settings with your own account, and reading only what it needs.
- Microsoft 365Your office mailbox, read for e-Transfer notices and messages
- QuickBooks OnlineDeposits confirmed against your books
- Apple CalendarViewings booked only when you’re free
- TodoistYour to-dos, where you already keep them
Not built yet.
So you know before you ask. If one of these matters to you, tell us on the call.
- Texts to tenants and contractors. For now everything goes by email and through the portals.
- Rent by card or pre-authorized debit. Tenants pay by e-Transfer, and it never holds anyone’s money.
- Credit checks. Applicants can upload a credit report of their own.
- Bookkeeping. It keeps the rent book and receipts; your books stay in your accounting software.
- French, for tenants or for you.
- Provinces other than Ontario. Each needs its own forms and rules.
- An app in the App Store. The portals run in the browser and can be added to a phone’s home screen.
See it run on your own buildings.
A 30-minute call with your questions, on a practice copy with made-up data, or on your own export if you’d like.