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 =]

85 Comments- join the conversation...

Showing 35 - 85 comments (out of 85)
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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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Linda 8th August, 2015 @ 08:41

Property Portfolio Software. Think twice before purchasing. I followed an upgrade notice. It caused me to generate a new licence. Even with support the company did not supply the new registration required. So not only paid for software but was forced to pay a further £172.37 or lose all my accounts.

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Angelina 11th August, 2015 @ 07:16

To Linda:
My partner likes dwells in law in his spare time as a hobby and 1 thing he has taught me is that 'you do not enter in to a contract by default' that is illegal. So for you to follow up an upgrade and then get charged to basically re-purchase the software again is illegal. You cannot do the same thing twice.

You have paid for the software once and have the registration number, this is something they should give you, your old number that is.
It is illegal to hold you for ransom unless you pay again by unknowingly entered a contract.

So as you've paid this now, simply write to them pointing this out, as for reimbursement of your phone call made to them and your time spent on this. This I'm sure would be more than what they've asked for from you.

It is recommended and promoted by NLA & RLA so advise them that you are more than happy to report this to them so you can tell them that associating with a company that does that to their current clients is not a good idea to be promoting anymore.
Also quick info update on FB & Twitter on the software page as well as NLA & RLA would disturb them as well I'm sure if they know how far you are prepared to have your voice heard. I'm sure the software is associated and monitored by an ombudsman scheme so all you have to say is that's just the start of it if they don't behave with you on this one.

That is of course unless you've upgraded to have their residential and commercial software or something by accident in which case there is a cancellation policy in place as always or explain you'd like to reverse the purchase and that the button seemed all too easy to purchase additional system and that's something to look at on their end as they should have 'responsible purchase' in place (kind of what you get with elder people to have responsible purchase and safeguards from click a button purchase)

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Amer Siddiq 12th August, 2015 @ 11:19

It is with disappointment that we read Linda's inaccurate comments posted on this blog. Linda raised a help ticket with our support team regarding an upgrade that she rolled back (against our advice) and then contacted us for assistance. We offer two levels of support ‘Standard’ and ‘Priority’ and details are available on our website. Standard is free for all our customers. Linda communicated with our help desk ticketing system and did not follow the instructions we gave to resolve her problem. All communication/instructions given are logged in our ticketing system.

On her own accord Linda then purchased our Priority Support service which includes telephone support and costs £172.37 for one year (there are shorter terms available). When she called our telephone support line her query was quickly resolved and Linda still continues to make use of the telephone support line for other support related matters.

Linda, we have responded to your email complaint to us and await your response.

We have spent over 10 years developing and supporting our software solutions and take immense pride in offering the best product and service possible. Whist we do not generally reply to blogs, we do when we feel that someone has totally and unjustifiably made an inaccurate posting.

Kind regards,

Amer Siddiq
Property Portfolio Software

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Elmar 12th August, 2015 @ 12:25

We also take great pride in creating the most enjoyable user experience for our users, but we never put our pride before our customers.

Thats why at Bungaloow we made it our mission to respond to any customer incidents quickly and PRIVATELY. Look, things go wrong from time to time, but we always tend to put our customers first. We are the type of small company that gets out of bed at 4am to deal with any customer enquiries. We call it being nimble.

Therefore we are alarmed that someone takes the freedom to discuss a customers account information and incidents on the open net. Just because someone gives you a poor review does not give you the right to do that.

Could we please keep this thread solely for the purpose of evaluating property software. Anything else should be dealt privately.

CEO, Bungaloow
Property software for landlords

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Samuel 12th August, 2015 @ 12:41

I'm not related to either Linda or Amer, but wow, Bungaloww, great work in having me never check out your software. You try to sound like you want to keep the thread about evaluating software, but you are just advertising for yourself.

I call it self promotion by negatively responding to your competition.

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Elmar 12th August, 2015 @ 13:02

Hi Samuel,

Regarding promoting, there is no denying that we are promoting our software. The reason we joined this thread was to promote our software and offer landlords a free alternative.

We do feel that it is also our duty as members of this thread to keep things relevant and point out that its not okay to discuss private customer incidents on an open blog. Lets just leave it at that.


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Anand 2nd September, 2015 @ 19:47

Hi Elmar - is Bungaloow offline? I am a bit alarmed that your site says all account information is due to be deleted?

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Elmar 2nd September, 2015 @ 20:01

Hi Anand,

No it's not offline, our current users can still login. We are just changing our service offering effective next month.
If you are a user, then you can export your data until November 30, so there will be sufficient time.
Please read our schedule for the changes on https://www.bungaloow.com/change-of-service for more information.
If you are looking for another property management system, we recommend landlordvision or readyrentals.
You should be able to import your data with them, if their platform supports it.
Please email me on elmar@bungaloow.com if you have any other questions.
Please do visit us in a month to see our new services. It's going to change your life as a property professional ;)


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richard ayling 26th September, 2015 @ 23:31

Hi all. I've read with interest all comments above which seem to be drifting from the original thread. I am trying find a software that allows me to both manage my own properties but also run as a letting/management agent. So far the clear leader is gnomen but it is expensive. it allows for full accounting for a business managing its own properties and those owned by other landlords. The depths of the features are stunning. Its what I want to use but jsut cannot afford it, does anyone know of a software that gets anywhere close to it for less money?

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richard ayling 26th September, 2015 @ 23:46

In answer to sam newman, tenant cloud seems to be US based, nice layout but for smaller landlords i would guess. some nice features though

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Mark Blackman-Clark 10th October, 2015 @ 15:09

Just trying a few now and will report back - many thanks for all the hints and tips

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sandie 1st November, 2015 @ 11:39

this is not a comment,i know it was a while ago , but did any one have an answer for this post ?

"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

I have an interest, please.

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gary 2nd November, 2015 @ 09:07

hi sandie. i'm afraid i didn't get any comments on this.

I tried out a few different software packages on free trails and also started using Property Hawks Property manager 3s software, which is free. I have continued to use Property Manager 3s as it allows me to input expenses for each property and seems as good as the paid for software packages. Intact, it seems to offer a bit more freedom than the paid for packages, so lets me use it how I want to use it. I was willing to pay for a package but as my original post states they are designed for landlords with rental income and i could not adapt them. i was in direct contact with the people behind a couple of software packages and they are only interested in rental landlords and agents. One did say he might develop something for managing agents/freeholders but reading the posts here, it sounds like they have had a bit of a melt down.

if you find something that works better for a managing agent/freehold please let me know.

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Charles 2nd November, 2015 @ 09:14

Hey Gary

Could you contact us at help@propertybuddy.net, we are always looking to improve our software and I think we may be very close to what you are after. We only provide an iPhone/iPad app but we can have a main property with expenses at the top level of that property.

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brigitte webster 28th November, 2015 @ 12:30

I am only a small business of 6 industrial units. I had hoped to find software I could use to manage my business, deal with VAT, sort out suppliers and tenants but of the free software listed the Property Hawk one doesn't even let you past the logon screen (they say they will email you confirmation but they don't) and the other one is incomprehensible to a normal human being. I have looked at the purchase software but that too seems incomprehensible unless you are an accountant and the introduction videos assume that you are either already familiar with everything or that you are letting residential properties or both.

Is there any software out there that is actually user friendly, that has usable tutorials and does what it says on the tin. I am getting increasingly confused, frustrated and ultimately cross.


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