Start with who does the managing. Self-managing landlords with a few units usually want simple tools for listings, screening, leases and rent. Property management companies need a platform that handles owners, residents, maintenance and accounting together. The right fit sits in whichever group matches how you work today, not where you hope to be.
How many units you look after, and whether they're your own, decides more about your next software than any feature list. Buildium's own homepage describes property management software that helps managers control daily tasks and offer app experiences to residents. Below are eight other options, in no particular order, split by who they're built for.
Tools for self-managing landlords
Avail, Hemlane, TenantCloud and TurboTenant are pitched at landlords who manage their own rentals. Their homepages talk about listing a property, screening tenants, signing leases online and collecting rent. Some add accounting, and one pairs its software with an optional hands-on service. If you own a few doors and do the work yourself, start here.
The advantage is speed: you can usually list a property and collect rent within days. The risk is outgrowing it. If you plan to take on other owners' properties, check now whether the tool handles owner statements and separate accounts.
Platforms for property management companies
AppFolio, DoorLoop, Innago and Rent Manager aim at managers running larger or mixed portfolios. Their pitches cover owners and investors as well as residents, plus integrated accounting and, increasingly, AI help with routine tasks. One says it works whether you have a single unit or a large portfolio, so the line between the two groups isn't fixed.
The full list, A to Z
Alphabetical, not ranked. Every line reflects how the vendor describes its own software.
AppFolio
Best for: Property management companies wanting one platform for residents, owners and investors; the vendor pitches it as a move past older management software.
Avail
Best for: Independent landlords who screen tenants, sign leases and collect rent themselves; the vendor describes DIY landlord tools, some of them free.
DoorLoop
Best for: Managers wanting AI help with daily property tasks; the vendor now describes it as agentic property management software.
Hemlane
Best for: Owners wanting automated rent collection, maintenance and tenant screening, with the vendor's own service available alongside the software.
Innago
Best for: Landlords and smaller management firms after one streamlined platform; the vendor says it works whether you have a single unit or a large portfolio.
Rent Manager
Best for: Management firms wanting the features they run on in one integrated platform, which is how the vendor describes its software.
TenantCloud
Best for: Small landlords and managers wanting online applications, rent collection and accounting in one cloud tool; the vendor names a free trial.
TurboTenant
Best for: Landlords who self-manage now but may want a full-service option later; the vendor offers both routes.
Table: who each tool is built for
| Tool | Built for | Good for |
|---|---|---|
| AppFolio | Property management platform | Managers serving residents, owners and investors |
| Avail | DIY landlord software | Self-managing landlords handling leases and rent |
| DoorLoop | Property management software | Managers wanting AI help with daily tasks |
| Hemlane | Software plus service | Landlords wanting optional hands-on help |
| Innago | Property management platform | Landlords from a single unit upward |
| Rent Manager | Integrated property management | Portfolios of every type |
| TenantCloud | Cloud property management | Landlords, managers, tenants and service pros |
| TurboTenant | Rental property management | Self-managers who may want full service later |
Rent, tenants and repairs in one place
The thing to test in any replacement is how rent, tenants and maintenance requests are handled together. Rent collection on its own is easy to find. What's harder is the joined-up view: a tenant reports a leak, the request reaches a contractor, the bill lands against the right property, and the owner sees it on their statement.
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Ask every vendor to walk you through that full path on a demo, from the tenant's phone to the owner's report. If any step happens outside the system, by email or spreadsheet, you've found your weak spot.
Check the tenant side too. A portal that tenants won't use means rent by bank transfer and repair requests by text, which puts you straight back to chasing. Ask to see the tenant app, try submitting a request yourself, and think about whether your least tech-confident tenant could manage it without calling you.
Advice for landlords changing software
Switch at a natural break, ideally just after a rent cycle closes, so you're not reconciling two systems for the same month. Invite tenants to the new portal with plenty of notice and a clear reason, such as easier payments or faster repairs. Keep the old system read-only until you've checked a full month of rent and maintenance in the new one.
Software is only one part of running rentals well. Make sure your cover is right with this guide to landlord insurance, and if you're growing, read about building a property portfolio before you commit to a platform you'll outgrow.
Switching mistakes to avoid
- Moving mid-month and ending up with rent recorded in two places.
- Forgetting to export lease documents, inspection photos and tenant history.
- Launching a new tenant portal without telling tenants why it's changing.
- Assuming deposit handling works the same way in every system.
- Signing up for a portfolio platform when you only manage your own few units.
Rules on deposits, tenancy paperwork and screening vary by country and state, so check the relevant housing regulator or a local adviser before you change how you handle them.
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Frequently asked questions
What is Buildium?
It's property management software. Its own homepage describes tools for managing day-to-day tasks, offering apps to residents and finding new revenue.
What's the difference between landlord software and property management software?
Landlord software focuses on one owner's units: listings, screening, leases and rent. Property management software adds owners, investors, accounting and staff for managers running other people's properties.
Can tenants pay rent online with these tools?
Online rent collection is common across this category. Check which payment methods each one supports in your country, and how quickly money reaches your account.
Do I need property management software for one rental?
Not necessarily. A simple landlord tool, or even a good spreadsheet, can cover one unit. Software earns its place as you add units or tenants.
Is tenant screening legal everywhere?
Rules vary by country and state, including what you can check and how you must store the results. Check your local housing regulator before you screen.
