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 =]

58 Comments- join the conversation...

Showing 8 - 58 comments (out of 58)
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Property Secrets 23rd April, 2009 @ 10:58

Security is an issue and one Property Secrets takes very seriously.

i-PortfolioTracker (i-PT) has a secure log in and security certificate, and the Property Secrets website itself, which is a membership site and so stores personal details, has a perfect record when it comes to security - 5 years online and no breaches.

If anyone is interested in using i-PT and would like assistance / more information, let me know (with email address) and I'll pass your details on to the relevant person.

And just so you know, Property Secrets NEVER passes your contact details to any third party without your written consent - so you don't have to worry that you'll end up spammed to death!

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The Landlord Avatar
The Landlord 23rd April, 2009 @ 10:59

Hey jas,

Web-based applications are a lot easier and cheaper to maintain, hence why it makes sense that they're free, compared to actual downloadable software.

I also agree with Jools- security is a big issue.

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Jools 23rd April, 2009 @ 12:40

Hypothetical question!

If you have your property portfolio/financial details stored on a web based system - If SOCA (The serious organised crime agency) or one of the other 'services' or HMRC wanted to - could they sieze your imformation directly from the site holding the information easier than they could by trying to get the information from say a home based laptop?

This would probably only apply if you were under scrutiny but since ALL email/telephone/data goes through the GCHQ/NSA computers at Menwith Hill in Yorkshire technically under the anti terrorism legislation, could other agencies obtain your data either with or without your knowledge?

I know banks operate online but surely they work under different arrangements to, no offence intended, normal private companies when it comes to data release (apart from normal data protection measures).

Jools

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Property Secrets 23rd April, 2009 @ 13:05

We comply with the Data Protection Act. If those you mention can operate around that, then yes, I guess they could.

Only a problem if you have something to hide, as the argument goes...

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Jas 24th April, 2009 @ 09:02

Perhaps The Landlord could give us the pros and cons (or a rating out of 10) of each of the free softwares, asking for that on the paid systems is out of the question in my opinion.

To be fair i'll take the pros and cons from any unbiased user. Sorry Property Secrets but it's the only fair way to make any kind of judgement.

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Property Secrets 24th April, 2009 @ 09:05

Completely agree with you, Jas. No one piece of software will satisfy everyone.

I'm very interested in The Landlord's opinion myself!

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The Landlord Avatar
The Landlord 24th April, 2009 @ 09:10

Ok, guys and girls, by this weekend I'll thoroughly go through both products and write down all the pros and cons!

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BobbyBing 27th April, 2009 @ 22:45

Hi there i am looking for an off the shelf landlord/property management tool which includes mortgages/loans facilities. i do not want a subscription and just want to pay a one off fee for the software! I do not trust web based systems as anyone who works at the company could view my sensitive data and it is available to hackers etc. anyone got any ideas?? cheers

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JC 7th May, 2009 @ 16:09

I recommend EZPZ Landlord. We've used it for a couple of years now and it's great - with excellent tech support if you need it. It includes full accounting functions closely modelled on Sage Line 50, which keeps the accountant happy. There's a free trial version available so you can load up a property or two to check it does what you need.

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property hawk 15th May, 2009 @ 08:14

Hi Jas,

Just to let you know we have made entering tenancy details much easier. It can now all be done on one form - check it out see what you think.

We are always looking for suggestions on how the software can be improved so if your readers have any ideas, please let us know.

Chris

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Phil Wadsworth 3rd September, 2009 @ 20:40

I've used Landlord Manager for 3 years now but only have 2 properties. Its ok and does the job but I am not happy about two things:
Firstly, if you buy it, when they issue an update you have to buy the update. The update costs twice as much as the original programme. Nice work if you can get it !.
Secondly, I borked my computer and had to re-install the programme (I had backed up the data files elsewhere fortunately). I thought I had also lost the serial no. which was on an email from them originally.
When I wrote to them to ask them to furnish me with it again, they refused and said I would have to buy the newest version. They obviously had the serial no. but just wanted to screw me for more money. It turned out that I had sent a copy of the email to my other computer and I found it there eventually.
I've decided to move everything into MSExcel this year and stop using it.

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Chris Horne 4th September, 2009 @ 07:09

Hi Phil, sorry to hear about your problems and the cost of using Landlord Manager. Why not give Property Hawks free landlord software a go. Its costs nothing and there are no additional update costs or re-installation hassle because it is web based. Property Secrets has gone bust so I don't know how long their I portfolio will be available. The other free software simplify'em software is obviously for the US market given all figures are shown in dollars.

If you don't like our Property Manager 2.0 you can always then use MSExcel and you have lost nothing!

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Jools 7th September, 2009 @ 11:24

Landlord Manager - Prog OK, customer support shite!

Now using EZPZ. Once you get your head around it its very good - probably relates for multiple properties/advanced users as it is SAGE based and is more of a financial programme as opposed to management programme.

Jools

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Mike 16th October, 2009 @ 12:17

I would also like to make you aware of smartpropertymanager.com.

It's free for those of you with small/medium portfolios and is web-based so has all the pros and cons already mentioned above.

It doesn't (yet) have all the functions of some of our competitors, but what we do, we do well.

Of course, I work for them so I'm completely biased, so you'll need to check it out for yourself.

Mike.

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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.

Gail

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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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Fred 16th November, 2009 @ 20:03

Properite looks really good, have a look:

Property portfolio software

there's a version available for Windows Mobile as well as PC.

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Martin Shen 30th November, 2009 @ 22:27

My software company is planning to start developing a new property management software and we are looking for some advice from landlords like yourselves.

We have completed a good framework that includes basic accounting features, simple support ticketing options, noise complaint mechanisms and online rent payment systems (designed to easily accept online payments [useful for room-mates etc.]). We would gladly give a lifetime subscription to this for anyone who can advise us.

Please let me know.

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Phil Wadsworth 1st December, 2009 @ 00:18

Martin,

I would be happy to give you advice where I am able. I am a retired Chartered Engineer(early !) so I have the time, own two properties currently rented and at one time was involved in developing and implementing a wan computer application (database) with my previous Company. I am also a bit of a geek, repair computer software/hardware in my spare time and am familiar with both MSWindows and Linux operating systems.
Drop me an email to let me know what you're looking for if you wish at:
caerhaysattalktalkdotnet. (sorry, but I try to avoid spam when possible !)

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London Landlord 17th November, 2010 @ 11:49

Hello

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

Thanks

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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

Hi,

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

Hi,

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 :-)

Alison

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Neil 30th December, 2011 @ 13:14

Hello,

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.

Neil

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Adam McCollough 5th January, 2013 @ 15:40

Hi,
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

Hello,

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.

Will

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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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manja 1st October, 2013 @ 18:19

hi, i am introducing a site which ismakes it unbelievably easy to manage all of your properties and tenants online, collect payments and track rent due, and keep everything accessible any time, from any computer or device! yust see the site :-
http://www.123landlord.com/Online_property_management_software.aspx

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Richard Mason 28th October, 2013 @ 02:15

Hi..

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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Richard Mason 7th November, 2013 @ 21:41

Hi Neil.

I would appreciate any UK version of Quicken/Quickbooks with or without Property Manager.
Does the last UK version you have allow bank statement downloads etc?

My email is richone@callnetuk.com and i can give you a skype id/similiar from that . .
Im Currently trying Buildium

Thanks,
Richard

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william 21st November, 2013 @ 12:33

Rental Pinboard (www.rentalpinboard.com) is a new take on property management that is also free and includes tenants in the process. Demo here: www.rentalpinboard.com/demo.

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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.

Phil

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Mahnaz 16th January, 2014 @ 13:33

I use Brilliant Landlords software. Free software, free tenancy agreement with no obligations.

http://brilliantlandlords.co.uk

have a look

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Dave the Landlord 31st January, 2014 @ 06:45

We manage 70 of out own units and in the end we wrote our own tablet/mobile based application as we wanted to be able to run the whole portfolio real-time where ever we were. It's called www.Arthuronline.co.uk - Have a look and see what you think. It's the first of its kind as the tenants and contractors also have an app

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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!

www.rentcentral.co.uk

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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.

Regards

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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WhiteMountain 29th August, 2014 @ 01:59

Greetings, can anyone recommend a paid (one off) non cloud based, ie pc based PM software for under 100 properties please? I am tempted by landlord max, which is free, but having spent months lost trying a few others out & even having a custom one made over 2 years, I'm reluctant to waste more time trying packages that are not highly recommended. I would prefer user feedback rather than people selling their own product. The team that wrote mine also write engine management software for BMW, Bosch etc & are excellent, but after 2 years of painful snags at every step, I don't want to go back through that & I am wary of self promotions now.

many thanks

Damian Galvin at White Mountain Property
Property Management in Romania

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