- Landlord apps compared
- Ten landlord apps for small portfolios
- How the IRS treats a deposit kept as the final rent
- Free rent app or full property management software?
- Setting up a landlord app in six steps
- Landlord app slip-ups that come back to bite
- My plain advice on choosing a landlord app
- Frequently asked questions
The best landlord app is the one that handles the jobs you do every month: collecting rent, logging repairs and keeping tenant records tidy. Landlords with one or two units can often start free, while owners with growing portfolios usually need accounting and maintenance tools too. This page lists ten in no particular order, then shows how to choose and set one up.
Being a small landlord usually means running a business from your phone in between everything else. A tenant texts about a leak, a rent transfer lands a day late, and the lease renewal date sneaks up because it lived in an email from two years ago.
Below are ten landlord apps, sorted alphabetically and in no particular order, from free listing and rent tools to full property management software. Each description comes from the app's own website, re-checked today. If you're still weighing up whether to add more rentals, my lessons from owning rental homes might help.
Landlord apps compared
In the free plan column, Yes means the app's site describes a free plan or free use, Trial only means a time-limited trial, and No means you're offered a demo or a guarantee instead of a free option. Free plans often have optional extras, so check what's included.
| Tool | Type | Good for | Free plan |
|---|---|---|---|
| Avail | Landlord platform with free tier | Self-managing landlords wanting free tools | Yes |
| Baselane | Landlord banking and bookkeeping | Landlords wanting rental accounts and books | Yes |
| Buildium | Property management software | Landlords with growing portfolios | Trial only |
| DoorLoop | Property management platform | Portfolio owners wanting rent, leasing and repairs | No |
| Hemlane | Rental management platform | Landlords wanting a free starting plan | Yes |
| Innago | Landlord management software | Self-managing owners | Yes |
| Rentler | Free landlord listing and rent app | Landlords listing and collecting rent free | Yes |
| RentRedi | Landlord app for unlimited units | Landlords with several units | No |
| TenantCloud | Landlord software | DIY landlords tracking rent and repairs | Trial only |
| TurboTenant | Landlord platform with free plan | Landlords listing and screening for free | Yes |
Ten landlord apps for small portfolios
Avail
Best for: Self-managing landlords who want free listings, applications and rent tools, with an optional Unlimited Plus upgrade above the free tier.
Baselane
Best for: Landlords who'd like property-specific bank accounts and bookkeeping alongside rent collection, starting on the free Core tier.
Buildium
Best for: Owners of growing portfolios wanting accounting, maintenance and leasing in one platform, tried first on a free trial.
DoorLoop
Best for: Portfolio owners who want rent collection, leasing, maintenance and accounting together, shown first in a free demo.
Hemlane
Best for: Anyone who wants to begin on a free-forever Starter plan with no card and move up to higher-support tiers as the portfolio grows.
Innago
Best for: Self-managers who want landlord software that its own site says is free, and who prefer to run their rentals themselves.
Rentler
Best for: Newer landlords who want to list a rental, take applications and collect rent online on a service the site says is free for landlords and tenants.
RentRedi
Best for: Owners of several units who want one plan covering unlimited properties and tenants, backed by a 30-day guarantee instead of a free trial.
TenantCloud
Best for: DIY landlords who want online rent collection and maintenance tracking, with a 14-day trial on each plan and a demo on request.
TurboTenant
Best for: First-time landlords who want to list rentals, screen applicants and collect rent online on a plan the site says can stay free forever.
Want AI doing the heavy lifting in your marketing?
I build the systems that handle the boring 80 percent, so you get your week back. Done properly, with the human kept in.
How the IRS treats a deposit kept as the final rent
In the US, the IRS page on rental income and expenses, Topic no. 414, makes a distinction that's easy to miss. It says that if a security deposit is to be used as the tenant's final month's rent, it's advance rent, and you include it as income when you receive it rather than when you later apply it to that final rent payment.
A refundable deposit you plan to return is treated differently from one you'll keep as the final month's rent, so your app should let you label the two separately. When you compare apps, check whether deposits get their own category and whether you can export a clear record for each tenancy. Tax treatment depends on your circumstances, so take the details to an accountant.
Free rent app or full property management software?
- Free landlord apps: cover listings, applications, screening and online rent for a few units.
- Banking and bookkeeping apps: keep each property's accounts and books separate from your personal ones.
- Property management platforms: add accounting, maintenance workflows and owner reports for growing portfolios.
Setting up a landlord app in six steps
- Add each property and tenancy with start dates, end dates and deposit details.
- Invite tenants to the app and switch on online rent collection.
- Set up a simple maintenance request form so repairs arrive in writing.
- Upload leases and safety certificates so they're all in one place.
- Turn on reminders for renewals, inspections and rent due dates.
- Export a report each quarter and share it with your accountant.
Landlord app slip-ups that come back to bite
- Mixing deposits with rent. Label them separately from day one.
- Letting repairs live in texts. Ask tenants to log every request in the app.
- Ignoring the tenant side. If tenants find the app awkward, they'll go back to texting you.
- Never exporting your records. Keep your own copies in case you switch apps.
If viewings and repair visits eat your week, booking viewings and repairs with AI shows what can be automated.
Do you make landlord or property management apps? Tool makers can ask to be considered for a featured place on this list.
My plain advice on choosing a landlord app
If you've got one to three units, start on a free plan and use it for a few months before considering anything bigger. Rent collection, a maintenance log and tidy records cover most of what small landlords need.
If your portfolio is growing, or you'd like the accounts done inside the same system, look at property management software with a trial or demo, and check how it handles deposits and owner reports before you move every tenant across. Moving tenants between apps is the hard part, so choose with the next few years in mind.
Frequently asked questions
What does a landlord app do?
It helps you list rentals, screen tenants, collect rent online, track repairs and keep leases and records in one place.
Is there a free landlord app?
Yes, several apps here say they're free for landlords, though some have optional extras. Read what's included before you invite tenants.
Can tenants send rent through a landlord app?
Most apps here offer online rent collection, usually by bank transfer or card.
How should I record a deposit used as the final month's rent?
In the US, the IRS says a deposit to be used as final rent is advance rent, counted as income when you receive it. Ask an accountant how it applies to you.
Do I need property management software for one rental?
Usually not. A free landlord app covers rent, repairs and records for one or two units.
Can I switch landlord apps later?
Yes, but it's disruptive for tenants, so export your records regularly and pick an app you can grow with.
