Propvara vs the spreadsheet
Spreadsheets are free, flexible and familiar. They're also where most rental record problems begin: the formula someone overwrote, the version emailed last March, the column only one person understands.
| Spreadsheets | Propvara | |
|---|---|---|
| Rent roll for your lender | Rebuilt by hand each time | Always current, any date, CSV in one click |
| Year-end statement | Receipts sorted in April | Categorized to T776 lines as you go |
| Who can see what | Everyone with the file sees everything | Each role sees only their part, enforced by the database |
| Changes and mistakes | Overwritten silently | Void-only money records and an audit log |
| Repair evidence | Photos in someone's phone | Tenant report, visit, photos and invoice on one case |
| Co-owner splits | Formulas and rounding errors | Split to the cent with payment status |
| Tenants | Phone calls and texts | A simple app with a dated record |
| Cost | Free, plus your time | From $29 a month, priced per unit, with a 14-day free trial |
Our honest take
If you own one or two units, manage them yourself and file your own taxes, a spreadsheet can work. Once there's a partner, a manager, a subsidy or a lender asking for a rent roll, a shared record pays for itself.
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