Which Landlord Software Is The Best?

I’ve been looking around for landlord software management systems, that handle small to medium sized property portfolios for private landlords. There are plenty out there, and new packages are continuously being made available, so there’s a small issue of cutting through the shit in order to find anything useful.

I haven’t had extensive experience with many landlord management systems, but I’ve tried a few out. I used to use a regular, custom Landlord Management Excel Spreadsheet, but the flaws of that quickly became apparent as my portfolio started to expand. The spreadsheet’s features are basic; it only calculates my income and expenditures. It’s fine for someone with a small portfolio, so I welcome anyone to test it out, and even make improvements. However, there are piles of more advanced packages out there that calculate all kinds of cool stuff, like forecasting, annual rental income tax using HMRC guidelines (extremely useful) and financial reporting. Some of the systems make life a lot easier, as you can quickly see a snapshot of your finances, so they’re worth the investment, especially if you’re a landlord juggling multiple properties.

While there are free landlord software packages available, it definitely is a case of getting what you pay for. I’ve tried a few free packages out, and they weren’t all that impressive, even for a free service. But again, I wouldn’t discourage anyone from trying them out. The paid products can be pretty expensive, but can also be worth the investment…

And remember, landlord software is tax deductible :)

Paid Landlord Management Software
Software Price Description
Property Portfolio Software £49.97 + VAT, per month
£397 + VAT, one off payment
My personal favourite, and naturally, it’s the package I use. You can see how it works by going to the Property Portfolio Software Website and clicking on the “demo” button. It’s probably the best one I’ve seen so far and it comes with an unbelievable amount of features, including income tax calculations (using HMRC guidelines), and access to a Legal Document Centre, where you can create and download all your Tenancy Agreements, Guarantor forms and Section 21s.
Suitable for landlord and/or letting agent.
90 day money back guarantee.
Landlord Vision (cloud based) £19.97 + VAT, per month The newest product to the list- and I must say, it looks impressive!
Landlord Vision is an online property management software tool. You can access it from any web connected device. The software produces reports that show cash flow, rental income, expense, taxation and equity reports. There’s also plenty of videos on the website so you can see exactly how it works.
30 days Free Trial. No payment details required to sign up.
Property Manager Online £34.99 per month
£399.99 Outright package

One of my readers’ actually recommended this one, but I have no idea how good it is, I’ve never used it, but it looks OK! I wouldn’t be my first choice. There is a 30 free trial
Free landlord Management Software
Software Price Description
Property Hawk Landlord Software Free I’ve actually tried this software. It was ok, but a little too old school for my likings. There were a lot of forms on different pages, so it made simple things like adding a new property/tenant long winded. Most of the forms could have been combined onto one page, saving a lot of user time. But it’s free, and it works, it also generates a lot of useful landlord forms E.g Tenany Agreements.

According to the owners, it’s the best landlord software in the world…probably. Yeah, I’m not sure about that.

I must clarify, this is a web based package (you can access it from any computer with an Internet connection), and not downloadable software, like many of the others.

Smart Property Manager Free Another web-based application which offers a free service, amongst premium versions which come at a cost. But the free version is perfect for single landlords with less than 100 properties.

I’ve not used it, but there appears to be a load of features. You can see details and screen shots on the Smart Property Manager Feature Page.

Any other recommendations?

If anyone is aware of any other product, please let me know, and I’ll add it to the list. Also, if anyone has had any experience with any of the above, or similar products, please let me know! I’d love to hear your recommendations.

Anyone out there use any landlord software management system? If so, which one?

I’ve actually been tempted to develop my own free, web-based software for Landlords. Hmmm. It’s certainly something to think about. The other providers should be a little scared =]

70 Comments- join the conversation...

Showing 20 - 70 comments (out of 70)
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Gail 29th October, 2009 @ 09:48

I am a bookkeeper and with William, my partner, am also a landlord. For three years I have been searching for an easy to use, online, double-entry (I am a bookkeeper!) software to manage our portfolio and failed. In desperation we have now developed our own - Property Bookwork. To help others understand what our programme will do William has recorded a YouTube video http://www.propertybookwork.co.uk/?page_id=17

I have used and tested most programmes on the market and found EZPZ to be the only double entry one. Using it was so difficult and the report section was a real hassle. The continual upgrades and bug fixes were too many for my liking hence my preference for online.


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Chris Horne 10th November, 2009 @ 09:41

Hi just to update you. We have just upgraded the income tax part of the Property Manager so that you can calculate your tax using the cash and accruals method. So if you need to calculate your tax for you self assessment return than have a look. We don't offer a double entry system of accounting but many landlords may not need this level of complexity. The online software as ever is free to use.

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Gail 11th November, 2009 @ 12:13

a property tax accountant recently told me that a client had omitted to tell about the huge amount of money he had spent on a new roof on one of his properties. The info he had provided (spreadsheet I think) did not included this. Using a programme that provides a 'bank account' would have picked this up. Double-entry is the only way to ensure accuracy and is a must if you want to save paying too much tax.

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London Landlord 17th November, 2010 @ 11:49


I have been reading the comments here and just wondered how people are getting on with any of the software mentioned.

I have had LANDLORD MANAGER for the last year or so and have a quite a few problems. I quite agree with others here that the customer support is not very good, in fact quite and understatement !

so if anyone has found any good software please post


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Jostick 19th November, 2010 @ 14:47

Hi everyone.
Well, LondonLandlord, here is my twopenneth.

Having once had a cheque guarantee card cut up in front of me by my bank manager (when there were such things!) I micro-manage all my finances with an ancient version of Quicken. Before leaping into being a landlord I played with all the free property management products I could find. Although initially a bit of a learning curve, Smart Property Manager, free for me and online, has come out tops.
The ammount of detail I can input is extensive. At any time, and from my 'phone if I want, I can see exactly what is going on. I have two properties at the moment and by putting in ALL my expences from solicitors fees to batteries for smoke alarms I am able to see when I will actually go into profit!
As we all start to use the Internet for our day to day lives the deciding factor between similar products, particularly when they are free, is the quality of customer support offered.
This morning I noticed that despite a discount being offered to use UPad through SPM, none was given. I mentioned this to SPM customer support via email and within 15 minutes I had a reply and a contact within UPad. They sorted out the glitch straight away. What I had thought was another glitch in the SPM software was explained to me, my misunderstanding, within minutes. I recommend SPM wholeheartedly and would suggest that you too give it a go. If you are going to manage your own portfolio rather than give a shoebox full of invoices to an accountant, this is the one for you. As you asked, another 5 months and I start to make an actual return on my outlay!

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Jane Boyle 2nd December, 2010 @ 07:08

I have used Landlord Manager for 2 years. I have over 30 properties and am seriously thinking of upgrading to the sage version on the recommendation of my accountant. The software is a joy to use and apart from a licence issue when I purchased the software every query since then has been replied to quickly and efficiently. That said I will be the first to complain should I start getting poor support

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Alex Howden 2nd March, 2011 @ 10:14


I use Landlords Property Manager - Professional from Property portfolio software

I have been using it for over four years. It's easy to use and the support team are great if you have any issues.

I understand that they also won the best software award at the latest landlord awards.

May be worth giving them a try if you're still looking.

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Tim Howson 29th May, 2011 @ 11:16

I've been using Landlords Property Manager Professional from property portfolio software for the best part of four years and it's helped to automate my whole property business. The spreadsheets have gone out of the window.

I particularly like their ongoing updates which they bas on regular customer surveys.

I see they offer a 90 day money back guarantee now, so you've got plenty of time to try it and decide if it's for you.

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Northern Renter 4th June, 2011 @ 09:31

Hi All,

We have been using Properite Property Management & Landlord Software for a while now. Its gots some really good features including automatic tenancy agreement generation and tracking income & expenditure. Sometimes the User Interface can be a bit annoying, but overall its pretty good.

The website is: Properite Property Management Software

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Chris Horne 6th September, 2011 @ 10:31

Hi Guys,

Just to let you know Property Hawk has upgraded our web app to property manager 3.0.

It really has moved on and it's still FREE. Check it out see what you think.

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Alison 16th October, 2011 @ 10:29


Bought landlords property manager professional from property portfolio software earlier this year and it has totally changed the way we run our property business - for the better off course!

Their customer service is good and their on-line training videos are very comprehensive.

I saw the post from Tim which states they offer a 90 day money back guarantee. Plenty of time to see if the software is for you and I have to admit was a reason I decided to try them!

Best decision I made - apart from buying property of course :-)


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Neil 30th December, 2011 @ 13:14


I have used Quicken Deluxe & Business for many years. It's a very powerful tool for Landlords. But it's not supported any more in the UK-not that I've ever needed support, 'cause it's been so well tried and tested in the States.

So I wouldn't mind moving over to something like Landlord Property Manager.

But I would like to know what LPM can do that Quicken can't, before I move.

Anyone know? I'll even supply you with a copy of Quicken to evaluate, upon request.


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Adam McCollough 5th January, 2013 @ 15:40

The I-Portfolio Tracker link appears to be dead.
Great looking list, will test drive them and see.

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William 7th April, 2013 @ 01:17


You might want to try bigroof.co.uk (http://bigroof.co.uk) for some quicken support. They've got some very competitive online subscription packages and they've accommodated couple of my requests in the past.


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Helena 6th June, 2013 @ 14:52

Here is one more, I use it www.myevasystem.com
It is for free and u have all set of necessary tools.

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Richard Mason 28th October, 2013 @ 02:15


I've tried ezpz, landlord manager,tas books, quick books, sage etc over the years for various businesses and my property portfolio.

My basic test is can you enter the rent amount the tenant actually paid, rather than what the software says they should pay?
If you can't, then is the software working for you or are you working for it?

Can you download your bank statements into it and allocate/reconcile them?

Does anyone know if there is a package that can deal with the accounting and management of a personal hmo portfolio, as well as leasehold and freehold management issues of being limited company managing agent for small block of flats?

Does anyone have an old copy (before they stopped supporting UK market) of quicken property manager or quick books/pro I can buy or copy ?

Thanks Richard

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Neil Thomas 2nd November, 2013 @ 09:49

I too have tried Property Manager, but it is lacking too many important features - I can list them if you wish, as it may give the people at PM a chance to respond.

I have used Quicken since it was first released in the UK. Currently on 2003(yes it does work in Win7), I also have Quicken XP but it seems to have changed for changes sake - if you know what I mean.

I too would like the UK add Property Manager add on, although I don't think we're missing much if we don't have it. You tell me.

I believe it's legal for me to pass on a copy of Quicken XP as the company gave me an enduring serial number, before they pulled the plug.
So let me know and I'll try to work out a way to get it to you - Dropbox or Skype would probably work.

Don't get confused with Quickbooks, that's a totally different animal and probably not so good for our purpose!...

Best regards Neil

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Chris Horne 2nd November, 2013 @ 12:05

Hi Neil,

Thanks for your comments and I'm glad you have given our Property Manager a go. It is a FREE resource and from comments we get from users many landlords find it perfect for their needs. However, we always see it as work in progress and are constantly evolving it's functionality. Please let us know what extra features you think would be useful and we can always look to incorporate them in the next round of upgrades.

Kind regards
Chris Horne
Property Hawk

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Neil Thomas 2nd November, 2013 @ 17:45

My apologies guys. The software that I bought and hoped to replace Quicken 2003 with was called Landlord's Property Manager (M.D. Amer Siddiq) - not as previously stated. There were many shortcoming in this software, but the company returned my money with no quibbles whatsoever.
The National Landlord's Association do a free online package that sounds good.I'm a member but haven't yet tried it....
I'd still like to get my hands on the UK Quicken Property Manager add on though!

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Phil 14th December, 2013 @ 13:52

Smart Property Manager is really good. Accessible when out and about to capture all expenditure.

Highly recommend and support is first rate.


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Nick Roberts 4th February, 2014 @ 17:20

We're HMO landlords based in Worcester, and like many other users on this site, we also could not find suitably user-friendly software, so set about writing our own.

It's a free, online (cloud-based) service mainly focussed on property accounts and the SA105 Property Tax return - but it'll also keep track of important dates etc.

Feedback welcome!


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James Hunt 19th February, 2014 @ 18:18

We use www.evaproperty.com at our company
It was launched not long ago but I really loved this software from the first time.
Bulidium and Appfolio seemed too complicated and expensive for me, lots of tutorials and set up fees were required to start using these softwares.
Evaproperty has all features I wanted ( online accounting, online rent collection, free personal website(!), work orders, leasing, vendors, tenant and maintenance portal and much more.
But the main thing I like about this software, that Basic Account is free! So I had an opportunity to have a look first, without purchasing (no payment info was required).
Property management process is much faster and easier now! Like it
You should try!
Hope it helps

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Chris Horne 4th July, 2014 @ 11:33

It doesn't seem 5 minutes ago that I was posting about our last upgrade to Property Hawk's Property Manager software. This time we are really flying. Slick, quicker, cleaner. It won't be the last upgrade but it's really worth landlords checking out the new PM3.0s. I can't believe it's free to use but it is & will remain so. As always we do value your comments so please let us know what you think.


Chris Horne
Property Hawk

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Lina Manders 8th July, 2014 @ 08:24

I am trying to find a software that will make life easier for when completing my self assessment. I am a new landlord and have found propertyhawk very good with lots of information. however, I simply cannot get my head around the PM3! There are no actual good, simple instructions on how to use it so I will have a go with the other free software you recommended. I will continue to look around on this website though as also seem to have a lot of good valuable information. kind regards Lina

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Chris Horne 9th July, 2014 @ 11:02

Hi Lina, thanks for the feedback about PM3.0. All I can say is that PM3.0s the revised version makes navigating around the software much much easier. Please do take a look. If you have any specific questions on how to use it have a look at the relevant section on the forum. Have a go with the new version and see what you think.

Kind regards

Chris Horne
Property Hawk

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David Tymms 14th July, 2014 @ 11:38

I've used BlueOrange Property Management Software (http://BlueOrangeCare.com ). Its cloud web based and comes with a free Mobile Web App that helps men and tenants manage properties. It handles all tenancies and service agreements. It creates all the invoices and has alerts telling me when rent is due and the status of service contracts. Well Recommended

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David Bade 26th August, 2014 @ 20:50

TrueRent.com is what I use. Simple and Free.

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Sharon S 24th September, 2014 @ 11:25

Has anyone ever used Gnomen Property software and have any feedback, good or bad? Still trying to find best package for managing double entry accounts and admin/management of lettings portfolio


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gary 10th October, 2014 @ 11:48

I've just discovered this site and there is lots of good advise here, so I hope someone can help me. All of the software suggested seems to be tailored to people with rental property, however, we only own the freeholds and manage these freehold buildings with the flats owned by several lessees. So I'm looking for some software that allows me to input maintenance costs, building insurance, ground rent etc for a building with several lessees, but then allows me to split the costs among the lessees and send out invoices and remind me that they haven't paid etc. any suggestions? thanks

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Kurtis 12th January, 2015 @ 17:53

Hi guys, great website, cant see why I didnt join earlier

I am a residential landlord with 6 properties and do all my own Management and maintenance (I also develop property myself)and very rarely use any other contractors except for gas certification and the odd bit of electrical work. What in your expert opinions would be the best suited software for me, I am looking for something that can do all my accounts and tax returns and preferably non-cloud



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Charles 13th January, 2015 @ 11:19

Hey Kurtis,

If you have an iPad, we would recommend you give Property Buddy (www.propertybuddy.net) a test. Its very simple and you will be able to export to excel at the end of the financial year :)

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Marc 13th January, 2015 @ 12:11

Hi Kurt
Unfortunately I don't know any non cloud related products that I could recommend. In answer to your queries you don't have to invite contractors or agents. You would only utilise this if you wanted to. With regard financials Arthur does income and expenditure related to the unit including reporting. We are currently integrating with Xero for those that want a full accounting package.


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Kurtis 13th January, 2015 @ 15:22

Thanks Charles, I will give it a look

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Kurtis 13th January, 2015 @ 15:28

Hi Marc, So can I do everything I need for Tax returns? I'm just starting to tackle my own accounting so am still not that savvy on the subject but dont want to start to learn a system just to find out it does not do everything I need and then have to learn another

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Dave C 13th January, 2015 @ 15:45

Kurtis - Arthur won't generate your SA302 or any specific Inland revenue forms but it will give you an income and expenditure statement for each unit; ie you can apply charges and payments against a unit which are analysed to the respective income/expense codes and it will then give you summary and detailed analysis report - Does that help?

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Diane Johnson 13th January, 2015 @ 16:40

I am a new landlord with 1 property and I am just looking for a simple easy to use downloadable system for recording my income and expenditure, etc. mainly for tax purposes; preferably a free one. I have however noticed that on all the web pages I have looked at, none of them seem to include work carried out to the property pre-letting. Advice anyone please.

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Dave C 13th January, 2015 @ 17:37

Diane, for 1 property you may be better to use a spreadsheet

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JimG 13th January, 2015 @ 18:52

I've been using smartpropertymanager. It does my SA102 and is free up to 10 properties, handles income/exp, etc.


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Jo-O 26th January, 2015 @ 02:03

Folks, can anybody advise please?

I'm looking for a software package that will let me set a custom rent payment schedule. For example, 6 month tenancy, rent £600 p/m. Tenant wants to pay weekly though, so I have taken a first payment of £660 and rounded the other 21 payments up to £140. All the software I've looked at so far simply calculates the rent as 26 equal payments of whatever it is, £138.47 or something like that.

Is there any software that will allow me to tweak the rental schedule like this?


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Nick 26th January, 2015 @ 06:52

Dear Jo-O,

A quick suggestion that you should try RentCentral.co.uk, which will allow you to set up monthly and weekly payment schedules automatically. You can also edit the payment schedule manually to reflect any discounts, pre-payments etc. as necessary.


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Jo-O 26th January, 2015 @ 10:22

Cheers Nick, that looks like it might be the one... :)

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Goose 31st January, 2015 @ 13:17

Has anyone tried and tested "Landlord Manager for Sage,Landlord Edition by Visionbase http://www.smeprofessional.co.uk/, I cant find anyone on this blog mentioning them

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Leigh 6th February, 2015 @ 21:02

I have many properties and mostly HMOs. Landlord manager is terrible. Go rent Central. Quality. Nick you need an app though. Would be good to be able to submit work orders to my team and get feedback of how the job/viewing has gone. Well done though. Oh and I might add a very friendly and easy to get hold of team

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Clarie 16th February, 2015 @ 16:46

Have recently moved from Quicken to Property Buddy on my iPad. Customer services have been amazing and they have added a new feature that i requested.

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Neilt 16th February, 2015 @ 17:23

Property Buddy looks interesting. Unfortunately I would never want to carry around my rental accounts on and iPad. Hopefully they'll build a package for Windows users.

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Elmar 16th February, 2015 @ 17:49

Hi Neilt, with Bungaloow you are not tied into any type of system as it work straight from your browser. So if you have use any of the following browsers: Internet Explorer, Firefox, Safari, Opera or Chrome, then you can use Bungaloow. Give it a try, it's free and very simple to get started. Let me know if you have any questions. You can contact me on elmar@bungaloow.com.

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Elmar 17th April, 2015 @ 10:29

Bungaloow doesn't charge anything and they are working on creating a whole solution for landlords that includes advertising on all major portals. Should give em a go. They are free and have a great interface.

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Sam Newman 25th June, 2015 @ 09:03

Has anyone tried Tenantcloud? Their website says it's free and I love the concept, but I would like to hear feedback from a current user.

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angelina 15th July, 2015 @ 13:17

i've started using PM3s as it's free to test out and see if I like it. Coming from a property background I've found many flaws with it that are so small but annoying and thus would make it hell to work your brain around it.
I've reported those to the company but they decided to respond to me and justify the flaws and ignore that some are incredibly important and major flaws. I also didn't feel like I was listened to as their answer had nothing to do with my problem report. It can be a great platform base but doesn't want to be.
the things that I found annoying:
rent due date cannot be changed so that your reminders are set on that date, you can only set a note about that, that is useless as you're receiving an email about late rent and it's not the case.
all tenants are listed even historic ones, it's so hard to see who's still there.
you end a tenancy early but because you've loaded it up initially to end on a specific date this does not get updated and you are sent reminders of the tenancy coming to an end months after it ended. that is 1 less email I could do without
the most IMPORTANT thing is that it calculates the daily rent in a completely wrong and incorrect way. there is no display as to how it calculates that but it always shortchanges you. PM3s could not give me an answer as to how it calculated this but said the system is right, no it's definitely not!

Being a Landlord has many different faces, the basic of who's in your flat, how much they are paying. the accounting face of profit & loss, yield calculation, HMRC stuff. Legal face, I'm not sure the documents comply as there is no note to say when they were last updated. The maintenance, there is no place to record that so perhaps it has a history. The reminders of GSC, EICR, EPC certs, there is no place for that.

Overall good basic start to begin with and when you are ready it seems like Property Portfolio for Landlords and Agents seems to have all round options and more from the list on their website and the reviews.

I would say to all commenters above it's all well and good you've created a software that helps you something that many other 100s have created similar to as the basic step but it doesn't even scratch surface of the legal, accounting & maintenance that an all round software should do.

Please be careful what you use and buy, do your research!

I'd also like to point out that this comments section should have been about the softwares in this blog to review not your personal marketing and should be removed really as person like me looking for software reviews before I upgrade and take a plunge need some reassurance from.

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Neil 15th July, 2015 @ 13:54

Great and well informed comment, Angelina.
Also there are too many people promoting their own software in this review section.
I'm still using Quicken 2002 for my 22 properties (domestic and commercial)until such time as someone who knows what they're doing writes a decent package for us experienced landlords.


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