| Leases and documents |
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| 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. | You download the form, print it, and fill it in by hand. The version you print is current only if you checked. |
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| Late rent and eviction notices | Plain-English notice templates filled from the tenancy record, emailed, and logged with the date they went out. They are our own wording, not the tribunal's official form. | Handwritten or typed each time, and only correct if the template you kept is still the right one. |
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| Move-in and move-out condition reports | Built in, photo backed, attached to the tenancy so move-out compares against move-in. | A printed checklist and photos that live somewhere else. Nothing links the two. |
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| 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. | The cabinet. Excellent until you are not standing next to it. |
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| Rent and money |
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| Dated rent ledger per tenant | Every payment is a permanent dated entry. Nothing is overwritten, so the history survives. | A receipt book is a genuine append-only ledger, which is more than a spreadsheet can say. Reading it back is the slow part. |
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| 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 work it out by flipping through. Nothing tells you. |
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| Deposits tracked as money you owe back | Held separately from rent, so the balance you owe at move-out is never guesswork. | A figure on the lease and a memory of what was deducted. Move-out is where this hurts. |
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| Expenses tracked per property | Categorised per property and unit, with receipts attached, as you spend rather than in April. | A box of receipts, faithfully kept and entirely unsummarised. |
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| Tax and reporting |
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| Year-end reports built for the T776 and Schedule E | One export per property, with the categories already lined up to the form your accountant is filling in. | Built by hand, each year, from the box. |
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| Real cashflow per property | Rent in, expenses out, per door, so you can see which property is actually earning. | Only after the annual reckoning, which means you learn it eleven months late. |
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| 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. | Good, if you kept copies and dated them. Nobody keeps copies of everything. |
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| Cost and effort |
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| 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. | Paper, ink and a cabinet. Cheap in money, expensive in hours. |
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| Time to get running | An evening. Add a property, add a tenant, import your payment history from CSV. | None. That is the appeal. |
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| Works from your phone | A native iPhone app. Mark rent paid, photograph a receipt, start a condition report from the doorway. | No. The records are where the cabinet is. |
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