Own rental property without living in a spreadsheet.
Whether you manage two units yourself or own a portfolio someone else runs, Propvara gives you the numbers your lender and accountant ask for, the proof behind every repair bill, and a fair split between partners.
| 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.
What changes
Your bank wants a rent roll at renewal and it takes a weekend to build.
It's always current. Pick a date, download the CSV.
At tax time you sort a year of receipts into T776 categories.
Expenses are categorized as they're recorded, with the bill attached.
You pay repair invoices without knowing what was really done.
Every invoice sits on a case with the tenant's report, site visit and photos.
You and your partners keep a side spreadsheet of who owes what.
Invoices and capital calls split by stake, to the cent, with payment status.
Changing property managers means losing years of records.
Records belong to the property and its owners, and stay when managers change.
The features you'll use most
A month with Propvara
1st
Rent charges are generated for every unit, split between tenants and housing agencies where needed.
4th
You photograph the property tax bill; Propvara files it under property taxes for the right building.
11th
A tenant reports a leaking tub with a photo. Your manager checks in on site and posts two quotes.
12th
You approve the replacement from your phone, with photos and quotes side by side.
18th
Propvara flags a third tub repair in the same unit this year, before you pay another one.
30th
Your statement shows net operating income for the month, each partner's share and what's still unpaid.
Self-managing or hiring a manager, it works the same
If you manage yourself, you're both owner and manager in Propvara. If you hire a property manager, appoint them and they work inside your records, under your rules, with your spending limit.
Held in a corporation, a partnership or your own name
Set up each ownership entity once, with its owners and stakes. Statements and splits follow the entity, so a holding company and a family partnership never get mixed up.
Long-term, mid-term and short-term in one portfolio
Long-term tenancies and Airbnb units appear in the same statements, with platform fees recorded as expenses and payouts as income.
Recommended plan
Landlord
$4 per unit a month with a $29 minimum, so a fourplex costs $29. Includes co-owners, mortgages, accountant access and unlimited bill capture.
Questions
Do I need a property manager to use Propvara?
No. Self-managing landlords use Propvara as both owner and manager.
My properties are in a corporation. Does that work?
Yes. Create the corporation as an ownership entity with its shareholders' stakes.
Can I try it first?
Yes. Every plan starts with a 14-day free trial, and your tenants, co-owners and accountant are always free.
Can my tenants use it on their phones?
Yes. The tenant app runs in any phone browser, with large type and sign-in by email link.
See your portfolio reconciled.
Try every feature free for 14 days. Founding members keep 30% off for as long as they stay.