Built for

For portfolios of 2 to 10 doors

The awkward middle. Too many units to hold in your head, not enough to justify software priced per door with a monthly minimum attached.

Start free with one property One property free, forever. Premium covers the whole portfolio at one price.
1price for the whole portfolio, from two doors to twenty
0per-door charges, ever
48provinces and states covered, so a mixed portfolio sits in one account

Something changes at the second door. With one unit you can remember whether rent arrived. With four you cannot, and the spreadsheet that used to be enough becomes the thing you keep forgetting to update. With eight, the month-end question stops being whether rent arrived and becomes which door is actually earning anything.

This is also the size at which per-door pricing hurts most, because a monthly minimum spread across a handful of units is the worst per-unit rate in the category. A flat price behaves the other way round: the more doors you own, the better it looks.

What changes between two doors and ten

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

You stop knowing, and start needing to be told

One dashboard that answers the only question that matters on the first of the month: who has paid, who is short, and who has not paid at all. Nothing to reconcile, because recording the payment is the reconciliation.

Averages start lying to you

A portfolio total hides the one unit that eats every dollar the others make. ProperLease tracks rent in and expenses out per property, so the door with the failing furnace is visible before it costs you a year.

Lease terms stop lining up

Four tenancies means four term end dates, four renewal windows, and four notice periods. ProperLease surfaces each one early enough to act, rather than the week it expires.

Deposits become real money

Across eight units the deposits you hold add up to a meaningful sum that is not yours. Tracked separately from rent, so the balance you owe at any move-out is already known.

A mixed portfolio stays in one place

A duplex in Ontario and two units in Florida do not need separate systems. Each property uses the lease document and disclosures for where it sits, and the cashflow view spans all of them.

Where ProperLease is not the right fit

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

You are managing property for other owners

The moment you hold someone else's money or produce owner statements, you need trust accounting and permissions, and a per-door platform built for managers is the correct tool. That is a different business from owning ten doors.

You have staff who need their own access

There are no seats, roles or approval chains. If a bookkeeper and a maintenance coordinator both need scoped access, that is not what this product does.

You want tenants paying through the software

ProperLease records payments rather than processing them. At ten doors that is usually fine. If you would rather never chase an e-transfer again, a payments-first platform earns its per-door fee.

Side by side

ProperLease against A spreadsheet stretched to fit, feature by feature.

 ProperLeaseA spreadsheet stretched to fit
Leases and documents
Province and state lease documentsFills the official government form in Ontario, British Columbia and Quebec. Generates a residential lease carrying the required disclosures in 45 US states.Not something a spreadsheet does. Four tenancies means four documents drafted elsewhere.
Rent and money
Dated rent ledger per tenantEvery payment is a permanent dated entry. Nothing is overwritten, so the history survives.A tab per property, or one tab with a column per unit, both of which get worse as you add doors.
Late rent surfaced without you lookingExpected rent is compared to what arrived. Anything short or missing is flagged on the dashboard and in your inbox.Only as current as the last time you opened the file.
Deposits tracked as money you owe backHeld separately from rent, so the balance you owe at move-out is never guesswork.One column, holding a number that was correct when you typed it.
Expenses tracked per propertyCategorised per property and unit, with receipts attached, as you spend rather than in April.Workable, until an inserted row falls outside a SUM and a property's total is quietly wrong.
Tax and reporting
Real cashflow per propertyRent in, expenses out, per door, so you can see which property is actually earning.Portfolio totals, which is exactly the view that hides your worst door.
Year-end reports built for the T776 and Schedule EOne export per property, with the categories already lined up to the form your accountant is filling in.Rebuilt by hand every year, per property, from whatever the file happens to hold.
Cost and effort
How it is pricedone 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, and the cost lands as hours plus the occasional expensive mistake.
Works from your phoneA native iPhone app. Mark rent paid, photograph a receipt, start a condition report from the doorway.In theory. Not while standing in a unit.

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

Does the price change as I add properties?

No. One property free, forever, and Premium at $14.99 CAD a month or $99 CAD a year covers the whole portfolio regardless of door count. Buying a fifth property does not change the bill.

Can I track a property I co-own with someone else?

You can track the property, its tenancies and its full cashflow. What ProperLease does not do is split ownership percentages or produce a partner's share automatically, so a co-ownership split is still something you and your accountant apply at the end.

Can I keep properties in different provinces and states in one account?

Yes. Each property uses the lease document for where it sits, so an Ontario duplex and a Florida condo work correctly in the same account, and the portfolio view spans both.

How long does it take to move a portfolio across?

Most owners with two to ten doors are running in an evening. Properties and tenants go in by hand or by CSV, and payment history imports as dated entries so your year to date figures carry over rather than resetting.

At what point should I move to per-door software?

When you start managing for other owners, take on staff, or want tenants paying through the software. Door count alone is a weak signal. Plenty of owners run twenty units on a flat price without ever needing the manager-shaped features.

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 per-door property management softwareProperLease vs a spreadsheetKnow your real cashflowReal cashflow per property

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.