The playbook for self-managing landlords
Practical guides on rent collection, bookkeeping, leases, notices, and taxes for owners who run their own portfolios in Canada and the US.
When a tenant gives notice: from the letter to the last deposit dollar
A tenant is moving out. Here is how to handle the weeks between the notice and the empty unit, including the request to use the deposit as last month rent, without losing money or goodwill.
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Why spreadsheets fail self-managing landlords
A spreadsheet feels free and flexible until the day it costs you a deposit dispute, a missed rent payment, or a tax deduction. Here is where it breaks and what to track instead.
Know your real cashflow: profit per door, not a guess
Rent collected is not profit. Learn the costs that erode it, why per property numbers expose the weak unit, and how to read real cashflow monthly.
Build a rent collection system that gets you paid on time
Late rent is usually a process problem, not a tenant problem. Here is how to set clear due dates, record every payment, and let reminders do the chasing.
How to handle late rent: a step-by-step playbook
A calm, documented process for late rent, from the first friendly reminder to a formal notice. Know when to escalate and keep an audit trail at every step.
Landlord tax prep in Canada: the T776 explained
The T776 is the form Canadian landlords use to report rental income and expenses. Here is what each line means, which costs are deductible, and how to prepare.
US rental property taxes: Schedule E made simple
Schedule E is where US landlords report rental income and expenses. Here is what each category covers, repairs versus improvements, and depreciation basics.
What rental expenses are actually tax deductible?
The clear rule for landlord deductions, a table of what counts and what does not, and why tagging expenses as you go beats a shoebox of receipts in April.
What a legally sound lease must include
A lease is only as strong as its clauses. Here are the essential terms every rental agreement needs, why the form matters, and the mistakes that void a clause.
Security deposits: how to hold and return them without disputes
Deposits cause more landlord-tenant disputes than almost anything. Learn how much you can collect, how to hold it, and how to return it cleanly and on time.
How to serve a late rent or eviction notice correctly
A notice served on the wrong form or the wrong way is worthless. Learn the correct sequence, the required contents, and the proof of service that holds up.
How to bill tenants for utilities without the headaches
Flat rate, metered, or chargeback of actual bills? Here is how to decide who pays what, split shared utilities fairly, and stop unrecovered costs from eroding cashflow.
Moving off QuickBooks: migrate your rentals in an afternoon
General accounting tools were not built for rentals. Here is what to export from QuickBooks, how to import it, and how to reconcile the numbers after.
Run your rentals with absolute clarity
ProperLease helps self-managing landlords in Canada and the US track rent, generate provincial and state leases, serve notices, and stay tax ready.