Now on iPhone. Built for landlords.
Run your property business with absolute clarity.
ProperLease tracks every tenant, generates the right lease document for your province or state, and shows you exactly what each property earns. One subscription, everything included.
Download on theApp StoreFree forever for one property. No credit card required.
- Free for one property
- No credit card to start
- 3 provinces + 45 states
- Export your ledger, anytime
- Cancel from your account page
The app
Your portfolio, in your pocket.
Every screenshot below is the running product, not a mockup. The iPhone app carries the same features in your pocket.
Free download · iPhone with iOS 17+ · No iPad or Android app; both run the full web app in a browser
What it does
Everything you need. Nothing you do not.
Skip the bloatware. ProperLease ships the seven things a landlord actually opens an app for. Nothing else.
Global portfolios, one dashboard
Track rentals in any country. Multiple currencies built in. Lease generation covers 3 Canadian provinces (the province's own official form) and 45 US states (a standard residential lease we compose), with more rolling out. Tax summary exports use Canadian T776 or US Schedule E terminology.
Net cashflow tracking
See what each property actually earned, after mortgage, taxes, utilities, and maintenance.
Lease generator
The province's own government form for 3 Canadian provinces, and a standard residential lease written to state law for 45 US states. Filled in with your tenant data, ready to sign.
Maintenance and expenses
Track repair requests, assign contractors, and pipe every cost straight into your expense reports. Photo evidence on every job so deduction disputes go your way.
Tenant document vault
Government IDs, insurance, signed leases, move in inspections. Encrypted at rest. Every access logged.
Condition reports
Walk every room with photos at move in and move out. Anchors your deposit deductions when disputes hit.
Notice templates
Late rent, lease violation, and end of tenancy notices, filled in from your tenant data and generated as a dated PDF to send via WhatsApp or email, with every send timestamped. These are our own written notices, not your jurisdiction's official form: get that from your tribunal.
Compliance
The right lease for where you rent.
Stop filling PDFs by hand. In 3 Canadian provinces ProperLease renders the province's own published form and fills your tenant, property, and lease term data onto it. In 45 US states there is no single government lease to render, so it composes a standard residential lease written to that state's landlord-tenant statute, carrying the disclosures the state requires where it requires any.
- British Columbia RTB-1 (official government form)
- Ontario Form 2229E (Dec 2020) (official government form)
- Québec Bail de logement (TAL) (official government form)
- 45 US states (generated standard residential lease)
- Alberta, Manitoba, Saskatchewan, Nova Scotia, New Brunswick, Newfoundland & Labrador, Prince Edward Island (shipping soon)
- CA, NY, NJ, MA, DC, OR (attorney review in progress)
Open generated lease
The math
Add up what you are already paying.
Most self-managing landlords are not paying nothing. They are paying in five places at once, and in hours.
The usual setup
- A spreadsheetFree until the formula breaks in March and you cannot remember which tab held last year's rent roll.
- A separate bookkeeping toolBuilt for invoicing clients, not for collecting rent. You end up mapping tenants onto customers and hoping it holds.
- A paralegal or lawyer per leaseBilled per lease drafted. Fine once. Less fine when you have four units turning over in a year.
- A document folder in cloud storageGovernment IDs and signed leases sitting in the same drive as your holiday photos, with no access log.
- Chasing rent over text messageNo record of what was asked, when, or whether it was paid. The one thing a tribunal will want to see.
- A shoebox of receipts at tax timeTwo evenings in April reconstructing a year you already lived through once.
- Or: property management software priced per doorThe category standard is per-door monthly pricing with a minimum unit count, which is built for managers with a hundred units, not for you with three.
What ProperLease replaces it with
- One ledgerRent, expenses, utilities, and maintenance in the same place, per property, with the net number on the front page.
- Books that already speak landlordCategories are rental categories. The year-end report is shaped like the form you file.
- The right lease document, generatedThe government PDF for 3 Canadian provinces, and a standard residential lease for 45 US states, filled from your tenant record.
- A vault with an access logIDs, insurance, signed leases and inspections, encrypted at rest, scoped to your account alone.
- Rent reminders and receipts on the recordEvery notice and receipt the system sends is logged, so 'did you tell me?' has an answer.
- April in one exportCSV for your accountant, PDF summary for your file, both generated from the rows you already entered.
- Flat $99 CAD a yearUnlimited properties, unlimited tenants, no per-door pricing and no minimum. That is about $8.25 per month, or $14.99 CAD month to month. One property stays free forever.
Pricing
Pricing that scales with you.
Start free with one rental. Upgrade when you buy your second.
Perfect for one rental property.
- 1 property
- Unlimited tenants on that property
- Rent payment tracking
- Expense tracking
- Late rent notices
- Tenant document storage (gov ID, signed lease)
Billed annually. Works out to about $8.25 per month. Month to month is $14.99 CAD per month.
For landlords with two or more properties.
- Unlimited properties
- Lease generator (official government form in 3 CA provinces, generated lease in 45 US states)
- Full document vault (insurance, inspections, more)
- Utility tracking with landlord and tenant cost split
- Condition reports at move in and move out, with photos
- Maintenance tracker with vendor contacts
- Rent increase calculator that respects your province's caps
- Cashflow dashboard and tax summary exports
- All notice templates
- CSV and PDF data export
Under the hood
The boring part, stated plainly.
You are handing us your tenants' names and your own financial record. Here is exactly what happens to them.
Hosted in Oregon, USA
Your account lives on cloud infrastructure in the US Pacific Northwest region, not spread across whichever datacentre was cheapest this quarter.
Encrypted in transit and at rest
Every byte between your browser and our servers is encrypted, and the stored data is encrypted on disk.
Row-level security in Postgres
Account isolation is enforced by the database itself, not by application code remembering to filter. Another landlord's query cannot reach your rows.
Tenant PII encrypted at the column level
Tenant names and the other personal-data columns get a second layer: they are encrypted per column through a dedicated key-management worker, so the raw values are not sitting in the table.
Billing handled by Stripe
Card details go straight to Stripe and never touch our servers. We store a customer reference, nothing more.
Turnstile on the auth endpoints
Cloudflare Turnstile guards sign-up and sign-in, which keeps scripted account creation off the platform without making you solve picture puzzles.
Export your ledger, whenever
Every payment, utility, expense and maintenance row exports to CSV, and the financial summary to PDF, at any time, from inside the app, without asking anyone. It is a financial export: tenant contact details, lease terms, stored documents and notice history are not in the file, and you get those by asking us for a copy.
No ads, no pixels, no resale
There is no advertising in the product, no tracking pixels following you around, and we do not sell or share tenant data. The subscription is the business model.
And also
The small things you will notice in week two.
- Condition reports with room-by-room photos
- Move-in vs move-out side-by-side compare
- Utility cost splits between landlord and tenant
- Maintenance tracker with before and after photos
- Repair costs that mirror into expenses automatically
- Document vault with signed-URL downloads
- Deposit return statements as a PDF
- Notice generator for late rent and end of tenancy
- Rent increase calculator with provincial guidelines
- One-tap month close for every occupied lease
- CSV import from QuickBooks with per-row review
- Multi-currency: CAD, USD, EUR, GBP
- Command palette on Cmd+K
- Keyboard shortcuts with a built-in cheat sheet
- Light and dark themes
- Address autocomplete when you add a property
- Emailed rent reminders and payment receipts
- A log of every email sent on your behalf
What you won't find
The list that made us build this.
Everything below is something the category does by default and we decided not to.
- No per-door pricing
- No setup call
- No annual contract
- No onboarding fee
- No minimum unit count
- No sales demo required
- No credit card to start
- No ads
- No selling your tenant data
- No tenant-paid fees
- No lock-in, export anytime
- No upsell for the export button
Straight answers
What ProperLease is not.
Better you read this now than find out after you have paid. If one of these is a dealbreaker, we would rather you knew today.
It does not move your rent money
There is no ACH, no Interac, no Plaid connection. ProperLease is the record, not the rails. Your tenant pays you the way they already do and you record the payment.
It is not a tenant screening service
No credit checks, no background reports, no eviction history lookups. Screening happens elsewhere, then you bring the approved tenant here.
It does not replace your accountant
It produces the reports: the categorised ledger, the per-property summary, the year-end export. You or your accountant still do the filing.
Lease generation does not cover everywhere yet
Today: 3 Canadian provinces and 45 US states. Not yet: Alberta, Manitoba, Saskatchewan, Nova Scotia, New Brunswick, Newfoundland & Labrador, Prince Edward Island, plus CA, NY, NJ, MA, DC, OR, which are waiting on attorney review. The rest of the app works regardless of where your property is.
Accounts are single-landlord
One login, one portfolio. There is no team access, no second seat for a spouse or bookkeeper, and no per-user permissions yet.
The mobile app is iPhone only
There is an iPhone app on the App Store. There is no iPad app and no Android app. On an iPad or an Android phone you use the web app in a browser, which has the full feature set.
FAQ
Straight answers, before you sign up.
Where is my data stored?
On secure cloud infrastructure in Oregon, USA. Your data is encrypted while it travels between your browser and our servers, and while it sits at rest. Every landlord's account is isolated, so no other user can see your records, even by accident.
Can I cancel anytime?
Yes. Premium is a recurring subscription you can cancel from your Account page. You keep premium features until the current billing period ends. Your financial records (every payment, utility, expense and maintenance row) stay exportable as CSV or PDF.
What jurisdictions do you support for lease generation?
British Columbia, Ontario, Québec render the official provincial PDF form published by the province. 45 US states generate a standard residential lease written to that state's landlord-tenant statute, not a government form. Coming next: Alberta, Manitoba, Saskatchewan, Nova Scotia, New Brunswick, Newfoundland & Labrador, Prince Edward Island, plus California, New York, New Jersey, Massachusetts, Washington, D.C., Oregon once the attorneys finish reviewing those templates. The rest of the app (rent tracking, documents, expenses, notices) works regardless of jurisdiction.
Who uses ProperLease?
Active operators of residential rentals. That includes independent landlords with their own properties, family rental businesses, and boutique property managers running portfolios for a small number of clients. If you want full control over your leases, books, and tenant records without the overhead of enterprise property management software, you are in the right place.
Is my tenants' personal information safe?
Yes. Tenant documents like government IDs, insurance certificates, and signed leases are stored privately on your account. Only you can access them. Tenant names and the other personal-data columns are additionally encrypted at the column level. We do not sell, share, or analyze tenant data.
Does ProperLease collect rent for me?
No. ProperLease does not move money. Your tenant pays you however they pay you today, by e-transfer, bank transfer, cheque or cash, and you record the payment in ProperLease. That keeps your existing arrangement intact and means there is no payment processor sitting between you and your rent.
What do I actually get at tax time?
A CSV of every payment, utility, expense and maintenance row for the property and date range you pick, plus a PDF financial summary laid out for the form you file (T776 in Canada, Schedule E in the US). You hand either one to your accountant. ProperLease produces the numbers; it does not file for you.
I already track everything in a spreadsheet. Can I bring it over?
Yes. There is a CSV import that reads a QuickBooks-style export, previews every parsed row, and lets you correct the type and the tenant or expense category per row before anything is written. Re-running the same file will not duplicate your data.
Is there really a free tier, or is it a trial?
It is a real free tier, not a countdown. One property, unlimited tenants on it, rent tracking, expenses, late rent notices, and document storage, for as long as you want. No credit card to sign up. Premium unlocks unlimited properties and the lease generator, vault, utilities, condition reports and exports.
Do my tenants need an account or pay anything?
No. There is no tenant portal, no tenant login, and no fee charged to your tenant. ProperLease is a tool for you. Your tenants only ever see what you choose to send them, such as a receipt, a rent reminder, a notice, or the generated lease.
Does it work outside Canada and the US?
The rent tracking, expenses, documents, maintenance and reporting work anywhere, and the app handles CAD, USD, EUR and GBP. What is jurisdiction-specific is lease generation, which today covers Canadian provinces and US states. Notices are generic written documents that name your jurisdiction and work anywhere, but they are not any jurisdiction's official form. If you rent outside North America you can still run your books here; you would supply your own lease document.
What happens to my data if I stop paying?
Nothing is deleted when a subscription ends. You drop to the free tier, keep your account, and can export your payment, utility, expense and maintenance rows to CSV or the financial summary to PDF at any time, including after you downgrade. Tenant contact details, lease terms, stored documents and notice history are not in that file; email us and we will send you a copy. There is no contract and no exit fee.
More answers are in the help center and the documentation. Anything else, email hello@properlease.app.
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