Choose a replacement by the size and shape of your portfolio. Landlords with a few units usually want simple do-it-yourself tools for screening, leases and rent. Management firms need owner reporting, resident apps and accounting. If you'd rather hand off some work, look at tools that pair software with a service.
If you rent out a single flat, the software you need looks very different from what a firm managing many buildings needs. Innago describes itself as a property management platform for landlords and property managers of any size. The eight alternatives below lean one way or the other, and they're listed in no particular order so you can match them to your own situation.
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Independent landlords
Avail and Hemlane are aimed at landlords who manage their own rentals. One focuses on do-it-yourself tools for screening, leases and rent; the other adds a service layer for those who'd like help with the day-to-day.
Growing and established management firms
Buildium, AppFolio and Rent Manager are built for property management companies, with owner and resident needs in mind. Propertyware narrows that to single-family rental portfolios.
Somewhere in between
TenantCloud and DoorLoop sit across both camps. One puts landlords, tenants and service pros on the same system, while the other now leads with AI help for routine property work.
Whichever camp you're in, think about who else needs a login. Owners may want statements, tenants want a simple way to pay and report repairs, and contractors need job details without seeing everything else. The more people involved, the more those separate views matter.
Innago replacements listed A to Z
Alphabetical. Each description reflects what the vendor says about its own software.
AppFolio
Best for: Property managers who report to owners and investors as well as residents; the vendor pitches a performance platform aimed at all three.
Avail
Best for: Independent landlords who want to screen tenants, create leases and collect rent with do-it-yourself tools, which the vendor describes as free landlord software.
Buildium
Best for: Property management firms wanting day-to-day tasks, resident app experiences and new revenue handled in one place, per the vendor; a free trial is named.
DoorLoop
Best for: Managers interested in agentic AI for routine property work, which is how the vendor now positions its software.
Hemlane
Best for: Landlords who want rent collection, maintenance and tenant screening automated, with the vendor offering software and a service; a free plan is named.
Propertyware
Best for: Owners and managers of single-family rental homes, the residential niche the vendor says it's built for; a free trial is named.
Rent Manager
Best for: Managers with mixed portfolios; the vendor says it serves every portfolio type and its homepage says little else, so ask how it'd handle yours.
TenantCloud
Best for: Landlords and managers who want tenants and service pros on one cloud system, with online rent, rental applications and accounting, per the vendor.
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How the eight compare
| Tool | Type | Good for |
|---|---|---|
| AppFolio | Property management platform | Managers serving residents, owners and investors |
| Avail | DIY landlord software | Independent landlords doing it themselves |
| Buildium | Property management software | Firms growing a managed portfolio |
| DoorLoop | Property management software | Managers curious about AI for routine work |
| Hemlane | Software plus management service | Rent collection, repairs and screening |
| Propertyware | Single-family rental software | Single-family rental portfolios |
| Rent Manager | Property management software | Mixed portfolios of different types |
| TenantCloud | Cloud property management | Landlords, tenants and service pros on one system |
Rent, tenants and repairs under one roof
Every tool on this list mentions rent collection. The real difference is what happens around it. When a tenant reports a leak, does the request reach the right contractor, with photos, and does the tenant see progress? When rent is late, do reminders go out on their own? When a unit comes free, do listings, applications and screening follow on without retyping?
So the thing to test in any replacement is how rent, tenants and maintenance requests are handled in one place. Walk one tenant through the full cycle in each shortlisted tool: application, lease, first rent, a repair request and a renewal. Where you have to leave the app, that's where the work will pile up.
Don't forget the reporting side. If you own the units, you'll want a clear picture of income and repairs for each property at year end. If you manage for others, owners will expect regular statements, so ask to see a real one in each demo.
Straight advice for landlords
Don't pay for a firm-sized system if you've got a handful of units, and don't stretch a landlord app across a growing management business. Match the tool to the size you'll be in two years, not the size you were when you started. Ask each vendor how they handle owner statements and your local tenancy paperwork before you sign.
While you're reviewing your setup, my guide to landlord insurance is worth a look, and if you're building a portfolio in a new area, my piece on choosing a rental area covers what to weigh up.
Before tenants get a new login
- Export tenant records, leases, payment history and maintenance logs from your current system.
- Tell tenants in writing when the switch happens and how they'll pay rent from that date.
- Check every recurring rent payment is set up again before the first due date.
- Move open repair requests by hand and tell each tenant who's handling theirs.
- Confirm deposit records are complete, because rules on holding deposits vary by country and region.
- Check local requirements for tenant data and records with your regulator or an adviser.
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Frequently asked questions
Do small landlords need property management software?
Not always, but it helps once you're juggling rent reminders, repairs and leases across more than one tenant. Simple landlord tools cover most needs.
Can tenants pay rent online through these tools?
Most of the tools on this list mention online rent collection. Check which payment methods each one supports in your country.
What's the difference between landlord software and property management software?
Landlord software is built for owners managing their own units. Property management software adds owner reporting, accounting and team features for firms managing other people's properties.
How do I move tenants to a new system?
Export your records, tell tenants in writing when the change happens, and set up rent payments again before the next due date.
Do tenancy rules affect which software I choose?
They can. Rules on leases, deposits and tenant data vary by country and region, so check with your local regulator or an adviser.
