Start with your portfolio. A landlord with a few units needs simple rent collection, screening and repair requests, while a management firm needs owner reporting and automation across many properties. Pick from the tools built for your size, then test that rent, tenants and maintenance all sit in one place.
Count your units before you compare anything. Property software for a landlord with three flats and software for a firm managing hundreds of doors look alike on a features page, but they're built for very different days. DoorLoop's own site keeps its description short, calling itself property management software, so the comparison here is about fit rather than feature counts.
One unit or a managed portfolio
Self-managing landlords. Avail, TurboTenant and TenantCloud all speak to landlords handling their own rentals, with listing, screening and rent collection in the box. Innago says it works for anything from one unit to a thousand.
Landlords who want help, not just software. Hemlane pairs its software with service, including showings and a leasing assistant.
Management firms. Buildium, AppFolio and Propertyware are aimed at businesses managing property for others, from mixed portfolios to single-family homes. If you're still growing your holdings, my piece on building a property portfolio covers the bigger picture.
Rental software choices, A to Z
They're set out in no particular order beyond the alphabet. Each line reflects how the vendor describes who it's for.
AppFolio
Best for: Larger operators wanting a performance platform aimed at value for residents, owners and investors rather than task speed alone, as the vendor frames it.
Avail
Best for: DIY landlords who want to list a rental, find tenants, sign leases and collect rent from any device, per the vendor.
Buildium
Best for: Property management firms with mixed portfolios wanting repetitive work automated, plus a wide set of integrations, per its site.
Hemlane
Best for: Long-term rental owners wanting software plus service, such as listing syndication, showings and a leasing assistant, alongside rent collection and maintenance, per the vendor.
Innago
Best for: Landlords with anything from one unit upwards who see tenant communication as the heart of the job, as the vendor describes its approach.
Propertyware
Best for: Single-family property managers wanting a customisable, open platform they can shape to how they work, per the vendor.
TenantCloud
Best for: Landlords and managers who want listings, online rent collection, tenant screening and accounting in one cloud system, as the vendor describes it.
TurboTenant
Best for: Owners choosing between hands-on software and a full-service option that takes management off their plate, per the vendor; a free plan is named.
Rent, repairs and tenants under one login
The thing to test in any replacement is how rent, tenants and maintenance requests are handled in one place. That's where landlords lose hours: a tenant reports a leak by text, the contractor is booked by phone, and the rent reminder goes out from a different app. Software that joins those up saves real time; software that only does one of them adds another login.
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So walk one ordinary month through each tool on your shortlist. Collect a rent payment, log a repair request as a tenant would, assign it, and close it. You'll quickly see which system keeps it all in one thread.
Don't forget the tenant's side of it. If your tenants won't download an app or log in to a portal, the cleverest repair workflow in the world won't help, because the requests will still come in by text. Ask each vendor to show you what a tenant sees when they pay rent or report a problem, and try it on a phone yourself. The simpler that screen is, the more of your admin moves into the system.
The eight in a table
| Tool | Built for | Good for |
|---|---|---|
| AppFolio | Larger management firms | Portfolio value for owners and investors |
| Avail | DIY landlords | Listing, screening, leases and rent |
| Buildium | Property management firms | Mixed portfolios and automated admin |
| Hemlane | Long-term rental owners | Software with leasing help on top |
| Innago | Landlords of any size | Tenant communication and everyday admin |
| Propertyware | Single-family managers | Shaping the platform to your process |
| TenantCloud | Landlords and managers | Rent, screening and accounting together |
| TurboTenant | Hands-on or hands-off landlords | Software or full-service management |
My advice for landlords weighing it up
Buy for the portfolio you'll have in a year, not the one you had five years ago, but don't buy a management firm's system for a handful of units. Self-managing landlords usually want simple rent collection and repair tracking that tenants will use. Firms managing for owners need reporting and automation. Shortlist two tools from the right group and run your one-month test in both. And while you're reviewing your set-up, check your landlord insurance still matches the way you let.
It's also worth thinking about owners if you manage property for other people. They'll want statements they can understand and a clear view of what's been spent on repairs. Ask to see an owner report in each tool you're considering, because that's the document your clients will judge you on, not the dashboard you use.
A note on tenant screening and leases
Several of these tools offer tenant screening and lease templates. Rules on screening, deposits and tenancy agreements vary by country, state and city, and they change, so check with your local regulator or a qualified adviser before relying on any template. Treat the software as a way to organise the process, not as legal cover.
Do you make property management software? Tool makers can ask to be considered for a featured place on this list.
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Frequently asked questions
What should landlords test when leaving DoorLoop?
Test how rent, tenant details and maintenance requests are handled in one place. Run one ordinary month through each shortlisted tool, from rent payment to a closed repair.
Do small landlords need property management software?
Not always, but it helps once you're chasing rent and repairs across several units. Look for simple online rent collection and a repair request tool tenants will use.
What's the difference between landlord software and management firm software?
Landlord software focuses on listing, screening, leases and rent for your own units. Firm software adds owner reporting, accounting and automation across many properties.
Can I move my tenant and payment history?
Ask each vendor what imports are supported. Export tenant records, leases and ledgers from your current tool first, so you have a copy whatever happens.
Is this list ranked?
No. It's alphabetical with no crowned pick. The right tool depends on how many units you run and whether you manage for yourself or for others.
