Dwelleroo collects the rent, tracks every repair, and keeps the books balanced across your whole portfolio — so the admin that eats your weekend just happens without you.
No credit card · Cancel anytime · Built in Canada
It has no price tag, so it never gets compared to anything. But it bills you all the same — in evenings, in re-typed numbers, and in the rent that shows up late because chasing it was one more thing on your list.
Rent arrives when someone remembers to ask for it. You send the nudge, watch for the e-transfer, then match it to a row by hand. Every month, from scratch.
One payment gets keyed into a rent tab, an expense sheet, and a folder for your accountant. Three chances to fat-finger a number nobody catches until it matters.
Come tax time you rebuild a year of records out of receipts, bank exports, and memory — because nothing was written down as it happened.
Put your own numbers in and the bill stops being invisible.
Move the sliders to match how you actually operate. The ledger recalculates as you go, priced on the plan your unit count belongs on, and shows every step of its arithmetic.
Chasing payments, updating tabs, building reports, relaying repairs.
Bookkeeping software, e-sign, file storage, payment fees.
Rent runs, reminders, reconciliation and report building stop being manual. Dial this to whatever you find believable.
Pays for itself in about 33 days.
Every figure above comes from the sliders you set — no industry averages, no assumptions you can’t see. 30-day trial, no card.
A payment recorded in rent shows up in the books. A closed ticket shows up in the expense line. Nothing has to be copied anywhere, because there is only one copy.
Collected, occupancy, arrears, and open tickets across every building — updated as things happen, not when you remember to update a row.
Pre-authorised debit through Stripe. Set the lease up once and invoices, reminders, and reconciliation run on schedule without you touching them.
Tenants submit with photos. You triage, raise a work order, dispatch a vendor, and capture the approval — with the history staying attached to the unit.
Real double-entry accounting underneath, built for property rather than retail. Every rent run and expense posts itself, so statements are current instead of reconstructed.
Draft a budget, route it for approval, lock it, then watch actuals land against it. Alerts fire when a line runs hot — while there's still time to do something.
Inquiry, invite, application, screening, approval, onboarding. The pipeline shows who is waiting on you and who you are waiting on — which is where good applicants usually get lost.
Dwelleroo compares your portfolio against its own history to surface vacancy loss, arrears aging, expense creep, and repeat maintenance. Dwelby writes the monthly review from those figures and cites them.
Two units account for 74% of current value at stake. Resolve the Birch House turn, then review the repeated HVAC pattern.
Rent paid with a tap, repairs reported with a photo, lease and receipts where they left them. Most of what used to become a phone call handles itself.
Dwelleroo watches the portfolio for money leaks — vacancy gaps widening, arrears aging, emergency work drifting above your own baseline — and puts a number on each one. Dwelby writes the monthly review from those figures and cites them, so you can check its work instead of trusting it.
We are not going to pretend a spreadsheet can’t hold a rent roll. It can. The question is what it asks of you every month to keep doing it.
You ask. They e-transfer. You tick a box.
PAD debits on the lease date; reminders send themselves.
Supported — once onboarding is finished.
Scroll the sheet and compare dates by eye.
On the dashboard the morning it happens.
In a report you configure first.
A text, a call, or a knock — logged if you remember.
Submitted with photos, raised as a work order, tracked to close.
A ticketing module, often per extra seat.
Re-key every figure into a second sheet.
Posts itself as rent and expenses happen.
Syncs to an accounting product you also pay for.
Rebuild the year from receipts and bank exports.
Statements already current. Export CSV and send.
Fine — assuming the setup was right in January.
Nothing. Everything routes through you.
Pay, report, sign, and find documents themselves.
A portal, usually as a paid add-on.
You notice at year end, if the totals happen to catch your eye.
Findings are quantified against your own history and prioritized.
A reporting suite, once someone builds the report.
It's already there. That's the trap.
An afternoon. Import units, invite tenants, done.
Weeks, an implementation call, and a setup fee.
$0 — plus every evening it quietly takes.
From $49.99/mo. 30 days free, no card.
A quote, an annual contract, and a minimum.
There is no implementation call, no onboarding fee, and no six-week rollout. The whole migration is four steps and you can do it between tenant calls.
Import units, tenants, and rent amounts from a CSV. Your existing columns map across — you are not retyping a portfolio.
Connect Stripe, set each lease's amount and due date, invite tenants to authorise pre-authorised debit. The first run goes on the next due date.
Tenants get a portal link. Repairs, messages, and documents start arriving in one place instead of across four apps.
Seriously. Nobody is asking you to delete it on day one. Run both for a month and see which one you actually open.
Your data stays yours, on the way in and on the way out.
CSV import to start, CSV export on every report after. No lock-in clause, no contract, cancel from settings.
Built for independent landlords and small management firms — not trimmed down from software designed for institutional portfolios.
Buildings, units, tenants, leases, and documents in one structure.
Application pipeline, tours, screening, e-signed leases, onboarding.
Requests, work orders, tasks, vendors, and approvals with a full history.
PAD collection, invoices, expenses, mortgages, reports, and budgets.
Chat and email in one inbox, announcements, templates, and e-signature.
Money-leak detection, portfolio baselines, and Dwelby's cited monthly review.
I used to spend hours on spreadsheets. Now everything is in one place. It just works.
Pre-authorised debit is processed by Stripe. Card details never touch Dwelleroo's servers.
TLS 1.3 in transit, AES-256 at rest — for tenant records and financial data alike.
Made by people managing Canadian rentals, with PAD and CRA-ready statements as first-class citizens.
Month to month. Cancel from settings. Export every report to CSV on the way out.
One flat monthly price with your unit count included. Extra units are $1 each — no per-seat surprises, no annual contract, no onboarding fee.
1–10 units · $1/additional unit
Everything a small landlord needs to retire the spreadsheet.
Pays for itself at
1.1 hours of admin saved a month
valued at $45/hr
No card required
10–50 units · $1/additional unit
Full books, team roles, bulk comms, and Dwelby for a growing portfolio.
2.2 hours of admin saved a month
50–150+ units · $1/additional unit
Budget control, approvals, and branding for professional managers.
8.9 hours of admin saved a month
Tenant rent payments carry a flat $6 processing fee per transaction · Annual billing pays 11 months for 12
If yours isn’t here, send it over — a person answers.
Small portfolios are the ones the spreadsheet punishes hardest, because there is nobody else to absorb the admin. Lite starts at 10 units and turns on rent collection, maintenance intake, and a basic P&L — you don't touch the accounting depth until you want it.
You export it as CSV and import units, tenants, and rent amounts in one step. Your existing columns map across during import, so nothing is retyped. Keep the original file as long as you like — plenty of people run both for a month before they stop opening it.
No. The tenant portal runs in a browser on any phone. They get an invite link, set a password, and can pay rent, submit a repair with photos, and pull up their lease from there.
As soon as tenants authorise pre-authorised debit and the next due date comes around. Setup is connecting Stripe and entering lease terms — the first automated run goes out on the following rent day, not months later.
Really free. Thirty days, no credit card at signup, no automatic conversion. If you don't subscribe at the end, the account simply stops — you aren't charged for a month you didn't decide to buy.
No. Dwelby is read-only where it matters: it can explain a finding, draft a message, or prioritize your day, but model calls don't write to the records that run your business. The money-leak figures it talks about are computed on the server from your own numbers, and it cites them so you can check the work.
Cancel from settings at any time; there's no contract and no cancellation fee. Every report exports to CSV, so you leave with your rent roll, ledgers, and statements in hand.
Import your units this afternoon and the following rent run collects itself. Thirty days free, no credit card, cancel from settings.
No credit card · Cancel anytime · Set up in an afternoon
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