Competitor Article
Online Property Management Software: Top 15 Solutions in 2024
Property owners and operators need a clear, up-to-the-minute view of their portfolio-wide operations, but achieving the current landscape is hampered by poor operational visibility.
There are three main reasons for this:
- the fragmented nature of property management operations,
- scattered building data that traps real-time insights in system silos,
- and the lack of interoperability with building management systems (BMS) that were originally designed for technicians and not all stakeholders.
Operations & maintenance (O&M) teams are now in charge of ensuring buildings are comfortable, sustainable, efficient, safe, healthy, and well-maintained. In addition, buildings are now expected to contribute to climate change goals and enhance the experience of their occupants.
At the same time, tenants seek facilities that not only meet industry standards for energy efficiency and connectivity, like LEED and WiredScore, but are also flexible enough to support and adapt to their rapidly evolving needs.
The good news is that a lot of the data needed to gain valuable operational insights is already within reach, embedded in existing systems like building management systems (BMS), heating, ventilation, and air conditioning (HVAC) systems, sensors, computerized maintenance management systems (CMMS), and building information modeling (BIM).
The key to making buildings smarter lies in finding ways to integrate these systems to tap into their full potential in real-time, laying the foundation for data-driven property operations.
By identifying patterns and extracting meaningful insights or KPIs in real time, property owners can significantly enhance their operations.
The best approach to enable data-driven operations involves using a purpose-built, IoT-driven platform that consolidates real-time data from various sources—like building automation systems (BAS), HVAC, and other systems, equipment, or sensors—into a single location.
Whether it's monitoring HVAC performance, making educated decisions about equipment purchases, or controlling building automation and systems through the cloud, connected property operations platforms can handle it all efficiently. Learn more HVAC Preventive Maintenance to Increase Efficiency
In this blog post, we’ll discuss 15 of the most sought-after property management software and how to choose the best one for your commercial real estate (CRE) portfolio.
Best online property management software: Quick comparison
Top 15 online property management software in 2024
Through extensive research, we've identified the standout features of the best property management software available in the market and reviewed verified customer feedback from reputable sites like Capterra and G2 to offer a comprehensive overview of their capabilities and areas for improvement.
- Facilio
- AppFolio Property Manager
- Buildium
- Yardi Breeze
- Rentec Direct
- Propertyware
- Semper
- Rent Manager
- SimplifyEm Property Management Software
- TenantCloud
- RentPost
- Rentmoji
- Property Matrix
- DoorLoop
- Hemlane
1. Facilio
Facilio’s online property management solution consolidates purchase contracts, vendor data, asset warranty, inventory, labor, and tenant information into a single platform. With real-time access to all building-generated data, you can identify and address operational inefficiencies promptly.
Compared to legacy property management software, Facilio solves your challenges in the following manner:
Facilio - key features
Service request management
Tenants can request maintenance services and track their progress transparently, which gives them the ability to oversee and optimize their utility and service costs in real time, enhancing trust. This gives you a competitive advantage over other facility service providers.
Facilio's maintenance and anomaly detection functions contribute to increased uptime for assets, improving tenant satisfaction.
Facilio also offers features specifically designed to ease the management of multiple tenants. These include service request management, a tenant portal, visitor/gate pass management, a vendor portal, billing tracking, configurable workflows, purchase order/receipt tracking, lease management, and tenant communications via broadcast.
Sustainability and energy management
In terms of energy management, Facilio virtualizes meters to avoid the expenses associated with traditional meters. Further, automated meter readings eliminate discrepancies and enable the generation of custom invoices, saving time and streamlining processes.
Furthermore, Facilio's energy data analysis capabilities offer valuable insights using heat maps, regression analysis, load monitoring, peak energy analysis, and energy performance indicator (EnPI) analysis.
Another crucial parameter for comparing energy usage within a portfolio is the energy utility index (EUI), which compares energy consumption per square foot. Facilio intelligently captures KPIs by standardizing energy meter data, allowing stakeholders at every level of the O&M team to visualize and customize reports.
Cost & impact analysis
With its advanced fault detection and diagnostics engine, Facilio enables you to harness the power of IoT technology in facility management and AI/ML, which quickly identifies the root causes of anomalies in the exact sub-component of a complex system in real time.
Success extrapolation templates
Effortlessly replicate alarm configurations from one building to its sister buildings. Apply insights and best practices from one system or piece of equipment to others with ease.
2. AppFolio Property Manager
AppFolio offers a comprehensive property management platform that combines accounting, maintenance tracking, leasing, and online rent payment functionalities. It also provides convenient mobile access for property managers on the move.
AppFolio key features
- Maintain a comprehensive record of all electronic communications with tenants, eliminating disputes over conversations.
- Upload invoices directly to owner statements for transparent deduction visibility.
What users like
“User-friendly interface, comprehensive property management tools: AppFolio offers a wide range of tools and functionalities that cover every aspect of property management.” - Alla S.
What users don’t like
“I have experienced system glitches where certain information may be difficult to bypass through unnecessary steps. I would appreciate if certain bugs can become fixed where the system doesn’t repeatedly ask for information.” - Kevin P.
“Currently, my biggest frustration is RUBS for utilities. The feature is set up in such a manner that we are unable to use it because it allocates costs to anything considered a "unit," which for us includes non-residents who lease a parking space. “ - Laura P.
3. Buildium
Buildium is a popular choice among property managers due to its user-friendly interface and robust features. It encompasses tools for rent collection, maintenance requests, tenant screening, and financial reporting, offering an all-in-one solution.
Buildium key features
- Automatically apply late fees to accounts and notify tenants upon payment.
- Generate precise and professional reports for landlords, providing access to account information via the portal.
- Utilize Buildium's applications for electronic rent collection (ePay), accounting, resident center, and task tracking.
What users like
“It works well as the property management software for the condo associations we manage.” - John I.
What users don’t like
“Buildium is great for PMs who manage up to about 100 properties. It lacks the features that you need for over that amount, such as advanced batch reports, missing many standardized features and tools, no inspection schedule tracking, and the manager app isn't the best.“- Max H.
“The task feature is a bit wanting. It's good for what it is, but dedicated project management or to-do list applications work just as well or better in most cases.” - Keenan C.
4. Yardi Breeze
Designed for small to mid-sized property management companies, Yardi Breeze boasts an intuitive interface. It allows property managers to efficiently manage tenant portals, track maintenance requests, and automate rent payments.
Yardi Breeze key features
- Offers a cloud-based system, and value-added features like blank check writing and customizable email/letter forms.
- Integration of maintenance requests streamlines communication, enabling tenants to submit requests directly to maintenance workers.
- Efficient mass communication options via email, text, or call ensure timely dissemination of information to all tenants.
What users like
“I like how easy it is to set up your lease information so that monthly rent/CAM invoices are very easy to create and distribute to tenants.” - Sherri E.
What users don’t like
“Yardi Breeze Premier notably lacks in two areas. First, it doesn't support intercompany bookings, meaning invoices from one entity don't automatically appear as payables in another. Second, its corporate accounting functionality could be enhanced. Although it permits the creation of a corporate entity with a customer interface, this interface is less efficient compared to the property interface.” - Peter O.
“Functionality of the mobile app or desktop version viewed on a mobile device is also limited. We created custom tables to allow us to track unit appliance inventories, track lease inspections, and maintain a comprehensive list of unit items such as safety equipment, paint colors, furnace filters, etc. None of these tables can be viewed from the app or using the desktop version on a mobile device.” - Verified User.
5. Rentec Direct
Rentec Direct presents comprehensive property management software that includes tenant screening, rent collection, accounting, and maintenance tracking. It also provides a convenient mobile app for property managers on the go.
Rentec Direct key features
- Transparent rolling rent calculations and straightforward input of owner expenses streamline financial management.
- Clear rent reminders and late notices facilitate smooth interaction with tenants.
- Built-in tenant screening simplifies vetting potential tenants, while integrated ACH provides a hands-off approach to rent collection.
What users like
“I like that the software can keep all the information on my rental properties in one place and help me manage the issues surrounding rentals. It tracks the tenants and the work needed for each unit. It also has a good tenant screening feature.” - Verified User.
What users don’t like
“The product does not display much financial reporting and does not tie into QuickBooks or Quicken.” - Madeline M.
“Product seems geared more toward housing rentals than commercial rentals. I have to get creative when entering tenant info to get them to show up properly on the summary and deposit screens.” - Paul C.
6. Propertyware
Focused on residential property management, Propertyware offers a cloud-based platform with features covering marketing, maintenance, tenant screening, and financial management. It aims to provide a seamless experience for property managers.
Propertyware key features
- Customize fields for reporting and views, enhancing flexibility in data management.
- Convenient online bill pay for tenants and online service request submission streamline communication.
- Simplify lease renewals with bulk processing and utilize modifiable mail merge templates for better communication.
What users like
“This program allows us to track all leads/prospects for all of the available rentals we have. It also has a 24/7 maintenance hotline that we utilize to log every maintenance call we receive.” - Verified User.
What users don’t like
“Poor communication tool, not helpful with workflows, all upgrades they built are like they are not in Propertyware but require a new login to access.” - Jaime M.
“This software would be best suited for a very small commercial portfolio or for predominantly residential properties. I find it difficult to navigate through the interface when dealing with multiple properties, each containing a dozen or more tenants.” - Brenn M.
7. Semper
Semper presents comprehensive property management software tailored to agencies and startups. It offers a complete solution designed specifically for Windows users. It consolidates various features such as vacation rental management, loyalty programs, marketing automation, multi-property management, and built-in accounting, all conveniently accessible in one place.
Semper key features
- Advanced, easy-to-use search function for effortlessly finding what you need.
- User-friendly interface in the web-based version for sending reservations and booking details.
- Calendar view and dashboard for intuitive navigation and operational overview.
What users like
“Semper is an easy-to-use, self-explanatory Excel-based system. The support team is very friendly and extremely patient. The system self can be adjusted to suit the company's needs. It is also very easy to correct errors. In general, the reservation and POS systems are user-friendly.” - Riekie P.
What users don’t like
“Fragmented nature of each of the functions within the system. It never felt comfortable to use the features as they didn't seamlessly talk to each other. Training was not beneficial and on-the-job training was a hard task to accomplish.“ - Corne S.
8. Rent Manager
Rent Manager is a flexible property management software suitable for various rental property types. Its offerings encompass budgeting, lease tracking, maintenance management, and online tenant portals.
Rent Manager key features
- Comprehensive reporting feature for generating financial reports, occupancy summaries, and maintenance histories.
- Fully automated credit and debit card processing with direct deposits upon bill payment.
- Customize tenant portal offerings, allowing automated ledgers, statements, and quick emails with personalized signatures.
What users like
“Rent Manager is a very robust software solution for property management; however, if you choose not to use the entire suite of features, it doesn't drag you down. This software handles my current needs as a mid-sized property management firm, but also has the ability to grow and support me as my portfolio increases.“ - Jacob L.
What users don’t like
“For some inexplicable reason, report exports to Excel do not carry the formulas over. It is a huge time waster for those of doing a repetitive analysis of multiple companies.“ - Nathan W.
“It's more geared towards residential rentals. Many features do not apply to commercial rental management. Also, the software doesn't allow for "clients" set up.” - Teo R.
9. SimplifyEm Property Management Software
With a user-friendly approach, SimplifyEm is an accessible property management software offering rent tracking, tenant communication, maintenance requests, and accounting. It caters to landlords and property managers with portfolios of all sizes.
SimplifyEm key features
- Allows for online rent collection through an integrated payment system, eliminating the need for monthly visits.
- Creates and customizes lease templates and addenda for current or prospective tenants.
- Automates the distribution of available or vacant properties to real estate search engines and multiple listing services (MLS).
What users like
“I love how automated it is while still holding you accountable each day for every task, making sure you are checking behind yourself. They are an intricate tool for building my property management and investment portfolios.” - Ariel S.
What users don’t like
“Cannot send invoices, breakdown of customer payments is not that easy to configure/allocate, cannot customize notices/letters. If you want to send a monthly invoice with a breakdown of charges, you can’t. SimplifyEm is more tailored to residential units as opposed to commercial properties” - Verified User.
“The process of paying bills takes way too long. The tenant portals failed to link up with the software. You can't add any other income categories other than rent received and late fees.” - Logan C.
10. TenantCloud
TenantCloud, a free property management software, provides an extensive range of features for landlords and property managers. These include tenant screening, online rent collection, lease agreements, and maintenance requests.
TenantCloud key features
- Screen tenant credit, criminal, and eviction histories, and make acceptance decisions based on specific score criteria.
- Send building notices or emergency updates via email to residents and team members or post them on the property website.
- Centralize tenant and vendor certificates of insurance (COIs) management and automate expiration alerts to maintain compliance.
What users like
“The best features of TenantCloud are for property managers. TenantCloud enables appropriate interactions between both the property manager and owners and the property manager and tenants. This capability is the only reason I have continued with TenantCloud.” - Jonathan S.
What users don’t like
“Difficult to get reports on certain typical rental business functions (i.e. bank deposits).” - Jesse R.
“The payment processing isn't the best. It takes almost seven days to receive money once a tenant pays. It also takes seven days for owners to receive money once I send them the money. I think the payment processing time could be improved. Also, the maintenance screen is a little clunky. It is hard to navigate through all of the maintenance requests if you have many open requests at one time.” - Patrick G.
11. RentPost
RentPost, a cloud-based property management software, offers tenant screening, lease tracking, accounting, and online rent payment features. It also presents a customizable tenant portal for improved communication.
RentPost key features
- Provides a high-quality picture uploading feature that enhances the visual documentation process.
- Offers an automatic tracking analytics dashboard to create and monitor rent details online from any device.
What users like
“RentPost is an excellent way to log rent and generate owner statements. The dashboard is very user-friendly, and being web-based makes it easy to use and takes the worry out of computer or software crashes. Once the residents are in the system, logging rent is very easy, and the way RentPost prioritizes unpaid units to the top of your dashboard for attention is great!” - Matthew L.
What users don’t like
“Would like to see a more complete system to pay owners easier, without additional fees and expenses, etc.” - Bette D.
“If you have a lot of properties, it just does not have all the features that a more detailed software would have to make it easy for the property managers.” - Katie H.
12. Rentmoji
Rentmoji is an intuitive property management software that includes tenant screening, online rent payments, maintenance tracking, and financial reporting. It aims to provide a seamless experience for property managers and tenants alike.
Rentmoji key features
- Vertically integrated solution with features such as IVR, SMS, payment processing, resident screening, resident credit reporting, and mobile solutions for field technicians.
- Employs a SMART methodology platform to automate property syndication, lead harvesting, resident screening, document storage, and maintenance workflow management.
What users like
“Rentmoji has improved the efficiency of our business and enabled us to bring on more clients without increasing our staff. The maintenance automation is truly remarkable.” -Dan H.
What users don’t like
“Needs robust end-user customization without having to call support.“ -Benton C.
13. Property Matrix
Property Matrix offers a comprehensive property management software solution covering accounting, maintenance tracking, tenant screening, and online marketing. It caters to both residential and commercial properties.
Property Matrix key features
- Property Matrix's built-in trigger-condition-action feature allows automatic actions based on specified criteria.
- The accounting functions include a line item feature for detailed management of fees, bills, invoices, and more.
- The categorization of transactions on the A/R and A/P sides simplifies finding and verifying received or sent payments.
What users like
“Property Matrix property management software includes excellent marketing capabilities. I can now prepare and post vacancy listings, print flyers, receive and follow up on leads all from one convenient dashboard. I no longer need multiple programs to advertise my properties, and best of all, the cloud-based software allows me to manage everything from any location and any device.” - Debbie D.
What users don’t like
“Some basic functions seem to take more steps than necessary to accomplish the end result. Information is not always easily found, resulting in the need to reach out to support to locate.” - Cindee C.
14. DoorLoop
DoorLoop is a comprehensive rental property and real estate management system designed for landlords, property managers, and real estate professionals managing rental properties, commercial spaces, condos/HOAs, or a combination of these.
Created with user-friendliness in mind, DoorLoop streamlines every facet of property management, including tenant screening, lease management, rent collection, and maintenance requests.
DoorLoop key features
- Connect and synchronize with thousands of apps globally using open API and Zapier integration.
- Customize email or pop-up alerts for key events such as rent increases, security deposit maturation, and lease expirations.
- Provide tenants with a web-based or app-based portal for communicating with landlords/property managers and submitting service tickets.
What users like
“Simple and intuitive financial reporting, and the ability (as an admin user) to delete erroneous transactions without the need to create adjusting journal entries for every little thing like the older systems require.” - Shai M.
What users don’t like
“The outgoing payment processor is clunky and seems dated. Not user-friendly and the processing time takes way too long.” - Heidi W.
15. Hemlane
Hemlane, a property management software designed for landlords and property managers, provides features such as lease management, tenant communication, online rent collection, and maintenance tracking.
Hemlane key features
- Integrate the Stripe payment system for flexible acceptance of rent payments and security deposits.
- Coordinate emergency and preventative work orders, track maintenance requests, and manage vendor relationships.
What users like
“Hemlane is an excellent option for property management! I like that I can see my incoming monthly payments. Tenant information, and that there is a platform for maintenance issues. I especially liked that comments can be hidden from tenants, and they give you a daily recap of current correspondence” - Mario G.
What users don’t like
“Maintenance service for class C and below is difficult” - Jonathan K.
What are the key factors to consider when choosing an online property management solution?
Your legacy property management software is more of a hindrance than a help for modern commercial real estate complexities. It fails to provide the necessary operational visibility, leading to inefficiencies, cost overruns, and tenant churn.
These systems, originally designed for industrial purposes, have been repurposed for property management, resulting in siloed operations and increased manual work.
Modern intelligent connected CMMS, such as Facilio, are crucial for uniting people, workflows, and technology across an organization. They automate processes, foster stakeholder engagement, and integrate IoT-driven systems within a single platform, specifically designed for large-scale, multi-site CRE maintenance management.
When selecting an intelligent online property management solution, ensure it aligns with your portfolio's specific needs and enhances operational efficiency. Here are key factors to consider:
1. Complete and centralized overview
- Why it’s important: Efficient operations require a 360-degree view of the entire system.
- What to look for: The software should function as a single system of record for service requests, maintenance, work orders, inventory management, and asset lifecycle. It should also support API and IoT-driven integrations with other tools for accounting, financial management, and compliance.
2. Integration capabilities
- Why it’s important: Siloed systems can slow down operations and create inefficiencies.
- What to look for: The software should integrate seamlessly with your existing systems, such as BMS, HVAC controls, and accounting tools, to provide a unified management experience. This ensures smooth data flow and operational coherence.
3. Cloud-based system and user experience
- Why it's important: A user-friendly interface ensures your team can adopt and use the software efficiently. Cloud-based software also allows remote monitoring from any location.
- What to look for: Intuitive navigation, easy-to-use dashboards, and mobile access for on-the-go management. This makes it easier for property managers to handle tasks from anywhere, improving overall productivity.
4. Designed with every stakeholder in mind
- Why it’s important: Stakeholders in property management include landlords, tenants, vendors, technicians, and business leaders, all of whom need to interact with the system.
- What to look for: The solution should offer mobile and portal views for tenants, vendors, and the workforce, digitize tenant experiences (self-service portal, service requests, feedback, communications), facilitate collaboration (vendor portal, approval processes, work permits, compliance tracking), and ensure shared and consistent data from all touchpoints.
5. Compliance and reporting
- Why it’s important: Meeting regulatory requirements and generating reports can be time-consuming.
- What to look for: Automated compliance checks and real-time report generation capabilities are essential for smooth audits and regulatory adherence. For example, ensuring compliance with agencies such as the U.S. Department of Housing and Urban Development (HUD) or local building code regulations.
6. Customizability
- Why it’s important: Not all businesses are the same, and your property management needs might evolve.
- What to look for: The software should offer easy-to-configure templates and workflows that can be tailored to your specific needs. This flexibility ensures the system remains relevant and useful as your requirements change.
7. Data-driven platform with real time analytics
- Why it’s important: Data is crucial for making informed decisions and optimizing operations.
- What to look for: Ensure the software can consolidate data from various sources and provide real-time analytics. Features like equipment monitoring, fault detection, diagnostics, and predictive maintenance triggers can significantly enhance operational efficiency.
8. Workflow automation
- Why it’s important: Eliminates manual delays and errors, ensuring tasks like work order generation, noti fications, and approvals are automated.
- What to look for: Ensure the solution can automate repetitive tasks, improving response times and reducing downtime. For example, automated notifications can inform tenants about the status of their maintenance requests, enhancing satisfaction.
Facilio helps you deliver seamless tenant experiences fueled by data centralization and analytics with sustainable practices at its core.
Hateim Ibraheem, the Property Operations Manager at ICD Brookfield, Dubai:
“We imagined & designed ICD Brookfield Place to be a new benchmark in the geography for sustainability, customer experience, well-being, and technology utilization.
We invested in state-of-the-art materials and technology to future-proof the building. We needed a cutting-edge Centralized Property Management Platform to maintain and run in that way.”
We'd love to help your organization achieve operational excellence. Tell us about your property management priorities over a quick call, and we'll get solving for you right away!
FAQ
What is an online property management software?
Online property management software is a digital tool that streamlines property management tasks. It centralizes tenant management, lease tracking, rent collection, and maintenance scheduling.
With communication features and automation capabilities, it enhances efficiency and transparency for property managers.
Why is online property management software important?
Online property management software is crucial for streamlining and centralizing maintenance requests, tenant communication, lease management, and financial tracking.
By automating these tasks, it saves time, reduces errors, and enhances tenant satisfaction. The software also provides real-time insights, empowering managers to make informed decisions for improved operational efficiency and profitability.
