Track rent, tenants, maintenance, and finances across all your rental properties. Built for independent landlords who have better things to do than wrestle with software. Runs in the browser on Windows, Mac, Linux, or your phone. Nothing to install.
Not ready to sign up? Log in with demo / demo. No account needed. You'll get a full portfolio of sample properties, tenants, payments, and work orders to explore. When you're ready to use your own data, create a free account.
Every plan includes all features. Pay for units, not tiers.
Collapsible tree shows your entire portfolio: company, buildings, units, and tenants in one panel. Click any node to open its detail page.
Occupancy, rent roll, collected this month, and outstanding balance at the company and building level. Always up to date.
Automatically calculate each commercial suite's share of common-area expenses by square footage and post charges to tenants in bulk.
Mark units inactive between tenants to pause billing. Reactivate anytime with a clear cost preview. No double-billing within the same month.
Add property managers with individual logins and granular permissions per module: properties, payments, reports, work orders, and more.
Customizable income, expense, and liability accounts. Defaults to Schedule E categories so your P&L maps directly to your tax return. Every charge maps to an account for clean reporting.
Name, email, phone, lease dates, move-in/out dates, status, and notes. Optimistic concurrency protection when multiple staff edit simultaneously.
Multiple tenants on one unit with shared charges that split correctly across all reports and payment allocations. Each roommate pays individually.
Store previous addresses, emergency contacts, employer, co-signer, next of kin, attorney, and more on each tenant's Addresses tab.
Full lifecycle: collect, receive payment, return, apply, or forfeit. Each step tracked with a complete audit trail and mapped to liability accounts.
Create leases, notices, and letters with merge fields. Generate, preview, print, email, or push PDFs directly to the tenant portal in one click.
One click email invite from the tenant profile. Tenant sets their password and gets immediate access to their self service portal.
Set up rent, parking, pet rent, and any repeating charge. Charges generate automatically each billing cycle. Mid-month prorations supported.
Enter payments and auto-allocate to oldest charges first. Adjust individual allocations manually. Concurrency safe. No double payments across staff.
Cash, check, money order, ACH, card, Zelle, Venmo, PayPal, CashApp. Portal payments via Stripe post automatically without manual entry.
Define grace period, flat or percentage fee, and max cap per charge type. The system calculates and posts late fees when charges go overdue.
Overpayments become credits automatically. Apply credits to future charges in one click. Full credit history with applied/unapplied status.
Reverse a bounced payment in one click. Allocations undo, credits restore, and an optional NSF fee is posted, all in a single action.
Create, assign, and track maintenance requests with category, priority, status, and assigned staff. Full message thread per work order.
Both landlords and tenants can attach photos and PDFs to work orders. Files stored privately and accessible only to the right account.
Blue badge for new tenant-submitted requests, red badge for unread tenant messages. Badges update every 5 seconds without a page refresh.
Message tenants directly through work orders. Mark messages internal or tenant-visible. Auto-message tenants on status changes.
Summary and detailed P&L by property with date range filters. Print or email as PDF. Negative numbers in accounting format.
Snapshot of all active recurring charges by unit with tenant names and lease dates. Total contractual income at a glance.
Outstanding balances bucketed by age: current, 30, 60, and 90+ days past due. Identify problem tenants instantly.
Full transaction history with running balance. Print or email as PDF. Tenants can also view their own ledger in the portal.
12-month payment history grid, color-coded by on-time, late, partial, or missed. NSF'd payments excluded for clean reporting.
Complete register of all charges by month: account, description, tenant, building, unit, and amount. Ready for your accountant.
Export your entire account to a JSON file and restore it on demand. Full data portability. Your data is always yours.
Immutable record of every significant action: who did what and when. Creates, edits, deletes, permission changes, and document sends.
The app is fully localized in English, Spanish, and French. The tenant portal supports all three languages independently per tenant.
Explore a fully loaded sample account with real properties, tenants, payments, and work orders. No account needed.
No clutter. No learning curve. Everything where you'd expect it.
Give every tenant a self-service portal where they can pay rent, check their balance, download documents, and submit maintenance requests - without calling you.
No setup fees. No contracts. No feature tiers. Cancel anytime.
Rental Flow is built for landlords who manage their own properties. Not a stripped-down enterprise tool, not a spreadsheet held together with formulas.
Export your entire account to a JSON backup file anytime. No vendor lock-in. Your data never disappears if you cancel.
Phone, tablet, or desktop. The app runs in the browser. No install required. Full functionality everywhere.
See every unit activation and deactivation with dates and charges in your billing log. No surprise fees.
Not a stripped-down enterprise tool. Every feature is designed around how small landlords actually work.
