ProperLease for out of state landlords | Manage a rental from anywhere

For out of state and out of province landlords

You cannot walk over and look. Everything you know about the property arrives as a message, a photograph or a bank deposit, which makes the quality of your records the whole job.

Start free with one property One property free, forever. Works from your phone, wherever you are.

48provinces and states whose lease document ProperLease fills or generates

45US states with the state's required disclosures written into the lease

1account for a portfolio spread across jurisdictions

What remote ownership actually needs

The problems this audience actually runs into, and what the product does about them.

The lease follows the property, not you

A tenancy is governed by where the unit sits. ProperLease picks the document from the property's location, so a Toronto-based owner with a unit in Florida gets a Florida lease with Florida's disclosures, not an Ontario form with the names changed.

Deposit rules follow the property too

Caps, holding requirements and return deadlines vary enormously between jurisdictions, and the deadline is the part that catches remote owners out because the clock starts whether or not you are in the country. Each lease page sets out what our document for that jurisdiction is built around, with the statute cited.

Photographs are your inspection

Move-in and move-out condition reports with photographs attached to the tenancy give you a side by side comparison you can run from anywhere. For a remote owner this is not a nice-to-have, it is the only inspection you get.

Late rent finds you

You are not going to notice a missing e-transfer while you are three time zones away. Expected rent is compared to what arrived, and anything short is flagged on the dashboard and in your inbox rather than waiting for you to check.

Everything is on your phone

Mark rent paid, photograph a receipt from a contractor, pull up the signed lease while you are on the phone to someone. The records travel with you, which is the entire point.

Where ProperLease is not the right fit

Where we are the wrong answer. Better you find out here than three months in.

Somebody still has to be able to get there

Software does not meet a locksmith, show the unit, or deal with a burst pipe. If you have nobody local, a property manager or at minimum a trusted contractor on call is not optional, and we would rather say that than pretend otherwise.

Cross-border tax is its own problem

ProperLease produces reports shaped to the T776 in Canada and Schedule E in the US. A Canadian owning US property, or the reverse, has withholding and treaty questions that software does not answer. Get an accountant who works on both sides.

Six US jurisdictions are not shipped yet

California, New York, New Jersey, Massachusetts, Oregon and Washington, D.C. are on the roadmap. If your property is in one of them, rent tracking and bookkeeping work, but the lease document does not exist in the app today.

Side by side

ProperLease against Managing remotely with no system, feature by feature.

	ProperLease	Managing remotely with no system
Leases and documents
Province and state lease documents	Fills the official government form in Ontario, British Columbia and Quebec. Generates a residential lease carrying the required disclosures in 45 US states.	Whatever template you found, usually reflecting the law where you live rather than where the property sits.
Move-in and move-out condition reports	Built in, photo backed, attached to the tenancy so move-out compares against move-in.	Photos in a phone gallery, in no particular order, impossible to compare eighteen months later.
Documents stored against the tenancy	Documents attach to the tenant and the lease: the signed lease, ID, insurance, the move-in inspection. They sit on the record they belong to, not in a folder.	Email attachments and a cloud folder, searched by trying to remember what you called the file.
Rent and money
Late rent surfaced without you looking	Expected rent is compared to what arrived. Anything short or missing is flagged on the dashboard and in your inbox.	You find out when you next check your bank, which for a remote owner can be weeks.
Deposits tracked as money you owe back	Held separately from rent, so the balance you owe at move-out is never guesswork.	A number you remember, against a return deadline you may not know applies.
Tax and reporting
Dated record of what you sent	Every notice and reminder ProperLease sends is logged with the recipient, the date and the time. A resend adds an entry rather than replacing one.	Scattered across text messages, email and memory.
Real cashflow per property	Rent in, expenses out, per door, so you can see which property is actually earning.	A rough sense, corrected annually by your accountant.
Cost and effort
Works from your phone	A native iPhone app. Mark rent paid, photograph a receipt, start a condition report from the doorway.	Whatever fits on a phone screen, which is usually not the record you need.
How it is priced	one property free, forever. Premium is $14.99 CAD a month or $99 CAD a year for the whole portfolio. No per-door charge, no per-document fee.	Free, until a missed deposit deadline or a wrong-jurisdiction lease costs you real money.

Reviewed September 21, 2026. Product details change, so check the documentation for current behaviour, and treat anything on this page touching law or tax as general information rather than advice.

Frequently asked questions

Which jurisdiction's lease should I use if I live somewhere else?

The one where the property is. Residential tenancy law follows the unit, not the owner, so a lease drafted for your home jurisdiction is the wrong document and may be missing mandatory disclosures. ProperLease selects the document from the property's location automatically.

Do I need a local agent or manager?

Some jurisdictions require an out of state owner to designate a local agent for service of notices, and some require the landlord's name and address be disclosed in the lease regardless. Requirements vary, so check where your property is. Practically, most remote owners want someone local for emergencies whether or not the law demands it.

Can I hold properties in several states and provinces in one account?

Yes. Each property uses the lease document and disclosures for its own location, and the portfolio view spans all of them, so a mixed Canadian and US portfolio does not need two systems.

How do I handle a move-out inspection from a distance?

Run the move-out condition report against the photographed move-in report, and have whoever is on site walk the unit with their phone. The comparison is what supports any deduction from the deposit, and a dated photo set is considerably more persuasive than a recollection.

Does the price change if my properties are in different countries?

No. One property free, forever, then Premium at $14.99 CAD a month or $99 CAD a year for the whole portfolio, wherever the doors are.

General information, not legal advice

Tenancy law differs by province and state and changes from time to time. This page is general information to help you find the right form and understand what it covers. It is not legal advice, and it is not a substitute for reading the current legislation or speaking to a lawyer about your own tenancy.

ProperLease vs hiring a property manager US rental taxes and Schedule E Security deposits: hold and return Find the lease document for your jurisdiction

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.

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