Allocates payments the way the lease does
Money goes to the oldest month first — its rent, then its late fee — before any of it reaches the next month. Every allocation is shown, so a balance is never a number you have to take on trust.
Virginia residential tenancies
The rent ledger both sides can read.
Rent, proration and late fees worked out line by line — with the same figures on the landlord's screen and the tenant's. When there is a disagreement, there is one record of it, and both of you are looking at it.
Card required, charged after three days. Cancel inside the trial and you are not billed.
Riverside Apartments · 2B
as of 12 Aug
| 2026-06-01 | CHARGE | Monthly rent [2026-06] | +$1,500.00 |
| 2026-06-03 | PAYMENT | received P12 — Zelle, ref 8841 | $1,500.00 |
| 2026-06-06 | LATE FEE | 10% of 1,446.80 = 144.68; cap 150.00 | +$144.68 |
How it works
What it does that a spreadsheet does not.
Computes late fees against the statute
Ten per cent of the unpaid balance or one month's rent, whichever is less, assessed only when the month is actually delinquent. The working is on the page: the base, the rate, the cap, and which of the two bound.
Gives both sides the same figures
The tenant is invited to the lease and sees exactly what the landlord sees. What differs is what each may do — never what either is told. Disagreements are recorded as disputes against the record, not settled by whoever typed first.
Takes proof of payment
A Zelle screenshot, a photographed money order, a bank statement — attached to the payment it evidences. Only the person who filed a file can withdraw it, and a withdrawal is still on the record.
Produces a statement you can hand over
A PDF of the whole tenancy: terms, parties, period-by-period arrears, every entry in order, the disputes and the proof filed. Plus CSVs, if the next stop is a spreadsheet.
Keeps the record after you leave
Cancel and your ledger stays exactly as it was. Come back a year later and it is still there — a tenancy record is not something to delete because a card expired.
Pricing
Priced by the door.
Counted by the door, not the building. Properties are unlimited, so four single-family houses are four doors, the same as a four-unit building. Tenants are never charged — they are covered by the landlord's plan for as long as they are on a lease, and every plan includes the full ledger, disputes, proof of payment and exports.
The trial is three days, and it takes a card. It covers one unit and one tenant invitation — enough to run a real tenancy end to end. Exports unlock when it converts. Cancel before the third day and nothing is charged.
Questions
Frequently asked.
Do my tenants have to pay?
No, and they never will. A tenant is invited to a lease and reads it under your subscription.
I have single-family houses, not a building. How does that count?
By the door. Each house is a property with one door in it, so four houses is four — well inside the Landlord plan. There is no limit on how many properties or addresses a plan covers; the only number that counts is how many rentable units sit across them.
Can my accountant or lawyer see the ledgers?
On Portfolio and above, yes — invite them to a read-only seat and they can open every lease and download every statement, without being able to record a payment, edit a lease or settle a dispute. Auditing a record should not come with the ability to alter it. You can take the seat back at any time.
What happens if I cancel?
You keep full access until the end of the period you have already paid for. After that the portfolio locks, but nothing is deleted — subscribe again whenever you like and every lease, payment, dispute and attachment is exactly where you left it.
Is this legal advice?
No. It applies the lease terms you enter together with the late-fee ceiling in Va. Code § 55.1-1204(E), and it shows its working so you can check it. It is not a determination of what is owed, and it does not account for security deposits, utilities or damages.
Is it only for Virginia?
The late-fee ceiling it enforces is Virginia's. The ledger itself — proration, allocation order, arrears, disputes — is not jurisdiction-specific, and the fee rate and cap are settings on each lease.
Where does my data live?
In a database in the United States, over TLS. Passwords are stretched in your browser before they are sent, so the server never receives one. Uploaded files are private and reachable only by the parties to that lease.
Can I get my data out?
At any time, and without asking. Every lease exports as a PDF statement and as CSVs of the entries, the arrears, the payments, the allocations and the files filed against them.
Start with one tenancy.
Three days, one unit, one tenant — the whole ledger, end to end. If it is not the record you wanted, cancel and you are not charged.
Start a 3-day trial