1–10 units
Property Management Software for Small Canadian Landlords
Built for portfolios of one to ten units: quick to set up, priced per unit, and organized enough to survive a renewal, an audit or a dispute.
Small portfolios do not need enterprise software, but they do need more than a spreadsheet. Propvera is sized for Canadian landlords with a handful of units — a duplex, a few condos, a small building — where one person handles rent, leases, repairs and paperwork alongside a day job. Setup takes minutes per property, pricing follows active units, and the records hold up when it matters.
Summary
- Propvera is property management software sized for small Canadian landlords with roughly 1 to 10 units.
- Pricing is per active unit, so a small portfolio costs a few dollars a month rather than an enterprise contract.
- Setup is fast: add a property and unit, upload the existing lease, and rent tracking begins from the lease details.
- Ontario landlords also get the Ontario Standard Lease, rent increase records and Landlord and Tenant Board forms.
- There is a free plan and a 14-day Pro trial with no credit card required.
Who this is for
Duplex and triplex owners
A couple of units in one building, each with its own lease, rent day and tenant history.
Condo investors
Units spread across buildings and cities that still need one consolidated rent and lease view.
Accidental landlords
Owners renting out a former home who want the paperwork right without learning property management.
Landlords leaving spreadsheets
Anyone whose rent tracker has become three tabs, a folder of PDFs and a lot of trust in memory.
What Propvera helps with
Simple setup
Add a property, add units, upload the lease. The rent schedule follows from the lease terms.
Rent without spreadsheets
Mark rent paid or unpaid, handle partial payments, and see balances per tenant automatically.
Tenant records
Who lives where, since when, with which lease and which deposit — in one record instead of four places.
Lease documents
The signed lease, notices and renewals stored against the unit and available in seconds.
Maintenance
Log repairs with notes and photos, and keep a per-unit history of what was fixed and when.
Predictable cost
Free to start, then $12.99 CAD per month plus $1 per active unit — a small portfolio stays cheap.
What small landlords actually need
The feature lists of large platforms are full of things a small landlord never uses: work order dispatch, accounting ledgers, owner portals, marketing syndication. What matters at this size is much narrower, and getting it right is worth more than breadth.
- A rent ledger you trust without rebuilding it every year
- The signed lease findable in under ten seconds
- A reminder before a lease expires or a rent increase becomes possible
- Expenses categorized well enough for a tax return
Affordable on purpose
Per-unit pricing means a four-unit portfolio pays for four units. There is no minimum unit count, no onboarding fee and no annual commitment, and the free plan is enough to see whether the structure suits you before you pay.
Room to grow later
If the portfolio doubles, nothing needs replacing. The same account handles more properties and units, and features like owner reporting, applications and rent collection are already there when you need them.
Frequently asked questions
Is property management software worth it for two or three units?
For most landlords, yes — mainly for the paper trail rather than the automation. At a few dollars a month, having leases, rent history and repair records in one place is usually cheaper than reconstructing them later.
How much does Propvera cost for a small portfolio?
There is a free plan. Pro is $12.99 CAD per month plus $1 per active unit, so four units costs $16.99 CAD per month. Elite is $24.99 CAD per month plus $1 per active unit.
How long does it take to set up four units?
Usually under half an hour. Adding properties and units is quick, and uploading the existing lease PDFs fills in tenant, rent and date details for you to confirm.
Can I use it if my tenants pay by e-transfer?
Yes. You record payments as they arrive and the ledger tracks due amounts, partial payments and balances. Rent collection by pre-authorized debit is a separate pilot feature you do not have to use.
Does it work for a single unit?
Yes. One property, one unit and one lease is a perfectly normal way to start, and the free plan covers getting that organized.
What if I manage units for a family member?
That works too. Many small portfolios are shared, and records stay in one account with documents and rent history visible in one place.
Do I need to move everything at once?
No. Most landlords start with current leases and rent, then add historical records, expenses and documents over time.