Every rent, repair and receipt, reconciled.
Propvara is the shared record for Canadian landlords, property managers and tenants. Owners see the proof, managers stop writing updates, accountants get T776-ready statements, and tenants get three big buttons.
- Free for up to 3 units
- Built for Canadian tax and tenancy rules
- Tenants always free
14 Elm Street · October
Elm Holdings Ltd. · 3 owners
- $4,450.00
Rent charges generated
3 occupied units · agency and tenant portions
Tenant reported a leak
Unit 2 · 2 photos
Site visit verified
38 min on site · 12 m from property
- $1,840.00
Owner approved quote
Option A of 2 · under evidence
- $1,840.00
Invoice split between owners
50 / 30 / 20 · to the cent
- $517.67
Property tax bill filed
Photographed · line 9180
One record. Everyone sees their part.
Owners, managers, tenants and accountants work from the same facts, and each sees only what's theirs.
Landlords & owners
It's always current. Pick a date, download the CSV.
For landlords & ownersIndependent property managers
Owners see the case, the photos and the visit record themselves.
For independent property managersTenants
Your report is dated, with your photo, and you can see what's happening.
For tenantsAccountants & bookkeepers
Expenses are categorized as they happen, with the bill attached.
For accountants & bookkeepersEvery invoice comes with its receipts.
Most owners pay repair bills on trust. In Propvara, an invoice sits at the end of a chain of evidence, and AI flags any link that's missing.
- 1Tenant reportDated, with photos
- 2Verified visitGPS check-in, time on site
- 3Quote optionsSide by side for the owner
- 4Owner approvalAbove the spending limit
- 5InvoiceOn the same case
- 6Split and statementBy stake, to the cent
Bathtub leaking into unit below
Reported by tenant Oct 11 · Visit Oct 12, 38 min on site · 6 photos
Replace tub and surround
$1,840.00
Reseal and patch
$410.00
The two reports everyone asks for, always current.
Your lender wants a rent roll. Your accountant wants an operating statement. Both are built from the records you already keep, on any date you choose.
Occupancy
75%
Monthly rent
$4,450
Loss to vacancy
$1,395
| Unit | Tenant | Rent | Subsidy | Deposit |
|---|---|---|---|---|
| 1 | M. Leblanc | $1,450 | — | Filed |
| 2 | J. & P. Cormier | $1,520 | $1,064 agency | Filed |
| 3 | Vacant · 12 days | $1,395 | — | |
| 4 | R. Haché | $1,480 | — | Not filed |
Rent roll. Units, tenants, rents, subsidy portions, lease dates, vacancy days and deposits. Rent roll
| 8141 | Gross rents | 53,940.00 |
| 9180 | Property taxes | (6,212.00) |
| 8690 | Insurance | (3,488.00) |
| 8710 | Interest and bank charges | (11,904.17) |
| 8960 | Repairs and maintenance | (4,826.40) |
| 9220 | Utilities | (5,102.88) |
| 8871 | Management fees | (4,315.20) |
Mortgage principal of $5,543.93 excluded. Line numbers from CRA Form T776.
Operating statement. Every expense categorized to its T776 line, with interest split from principal. Statements
Simple enough for every tenant in the building.
Many tenants are retirees who don't want another app. The tenant home has three things on it, in large type, and signs in with a link instead of a password.
- Report a problem with a photo, in two taps
- A dated record of every request, which protects the tenant too
- Family members can help, only with the tenant's consent
- Pay rent onlineComing soon
- In FrenchComing soon
Good morning,
Marie
14 Elm Street, Unit 1
Pay rent
$1,450 due Dec 1
Report a problem
Take a photo, we'll do the rest
Message
Dana, your manager
Kitchen tap: fixed Oct 16
Everything a rental business runs on.
What's available today, and what's coming next. We mark the difference clearly.
Long-term, mid-term and Airbnb in one portfolio.
Calendars sync both ways with Airbnb, Vrbo and Booking.com. Payouts and platform fees land in the same statements as your long-term rent.
Casa 3: Airbnb and Vrbo overlap Dec 14–15
AI that flags, and shows its work.
Propvara reads bills and looks for patterns: repeat repairs, invoices without evidence, deposits never filed. People make the decisions.
- Repeat repair
3 bathtub repairs in Unit 2 since June ($1,140)
- Missing evidence
Invoice #2291 has no site visit or after photos
- Deposit not filed
Unit 4 deposit not marked as filed with the province
- Usage spike
Common-area electricity +31% vs October 2025
Built so nobody has to take anyone's word for it.
Access rules in the database
Row-level security decides what each owner, manager, contractor, tenant and accountant can see, and it's tested for every role.
Nothing quietly disappears
Payments and expenses can be voided with a reason, never deleted. Every change to money, leases and permissions is logged.
Your records follow your property
Change managers and the history stays with the building and its owners, not with whoever ran it last.
Built for the rules where your buildings are.
Deposits, rent increases and notices differ in every province and territory. Our guides summarize the rules and link to the official sources.
Priced per unit. Free to start.
Early access: every plan is free right now.
Starter
Self-managing landlords with a few doors
$0
Free for up to 3 units
Landlord
Owners, partnerships and holding companies
$2.50
per unit / month, $19 minimum
Manager
Independent managers and management companies
$1.75
per unit / month, $149 minimum
Enterprise
1,000+ units, REITs and housing providers
Custom
Custom pricing
From the blog
All articlesAccounting & tax
Year-End Checklist for Canadian Landlords and Their Accountants
What to settle before December 31, what to gather in January, and the package your accountant needs to file your T776 without a back-and-forth in April.
6 min read
Growth
Mortgage Renewal Prep for Landlords: Semi-Annual Compounding and Deductible Interest
How Canadian fixed-rate mortgages compound, how to split each payment into deductible interest and principal, and a timeline for preparing a rental renewal.
6 min read
Operations
What Owners Should Expect From Their Property Manager Every Month
A practical standard for monthly owner reporting: statements, evidence-backed invoices, approvals, arrears and deposits, plus the questions worth asking.
5 min read
Questions, answered.
Is Propvara built for Canada?
Yes. Statements follow CRA Form T776, mortgages use Canadian semi-annual compounding, deposits track provincial holders, and rent supplements like New Brunswick's are built in. See our province guides.
How much does it cost?
Free for up to 3 units. Paid plans are priced per unit, and tenants, accountants and contractors are always free. Every plan is free during early access. See Pricing.
Can tenants pay rent online?
Online payments are coming soon. Today you can record cash, cheque and e-Transfer payments, and Propvara keeps every ledger.
Will my tenants be able to use it?
The tenant home has three large buttons and signs in by email link, no password. Family members can help with the tenant's consent.
Can I bring my data with me?
Import your rent roll from a spreadsheet. If you change managers later, your records stay with your property.
Is my data secure?
Access rules are enforced in the database for every role, financial records can't be deleted, and every change is logged. See Security.
More in the FAQ.
See your portfolio reconciled.
Free for up to 3 units. Every plan is free during early access.