TurboTenant vs Avail: free landlord software compared
Updated . Written by The Property Tool, which is neither product; we say where we fit at the end.
The short answer
Both are free-first tools for independent US landlords managing their own long-term rentals: list a vacancy, screen applicants, sign a lease and collect rent. The core jobs overlap almost completely, so the choice usually comes down to the details of listing reach, screening, lease templates and which extras sit behind a paid plan. Neither is built for managing units on behalf of other owners.
| Area | TurboTenant | Avail |
|---|---|---|
| Built for | Individual landlords managing their own units | Independent DIY landlords managing their own long-term rentals |
| Listing a vacancy | Listing with marketplace syndication built in | Free listings syndicated to many rental sites |
| Tenant screening | A core strength, typically paid by the applicant | Tenant-initiated credit, criminal and eviction reports |
| Cost model | Free core, with tenant-paid fees and premium features | A free plan, plus a paid per-unit plan for extras |
| Owner statements | Not a core concept: the landlord is the owner | Not built around third-party owners |
| Short-term rentals | Built around long-term tenancies | Designed around the long-term residential lease |
Where they overlap
TurboTenant and Avail solve the same problem for the same person: a landlord with a few long-term units who wants to fill a vacancy and get paid without buying software. Both let you advertise a listing, take applications, run screening, sign a lease online and collect rent. Both keep the landlord's cost at or near zero by charging applicants for screening and offering paid upgrades for extras.
Because the core is so similar, compare them on the parts you use most rather than on the feature list.
Listings and screening
If filling vacancies is most of the work, look at where each one publishes your listing and how applicants move from enquiry to screening. Both syndicate listings to rental sites, and both run screening that the applicant usually pays for. Check which reports are included, how quickly results come back, and whether you can see the same information for every applicant.
Screening rules vary by state and city, so confirm that the application flow matches your local requirements before you rely on it.
Leases and rent collection
Both offer lease templates and online signing, and both collect rent online. The details that matter are the state-specific lease forms, whether the tenant or the landlord pays the payment fees, how fast money reaches your account, and which of these sit behind the paid plan. Read each vendor's current fee page for your state; both change their plans.
For what to look for in online rent collection generally, see how to collect rent online.
When you outgrow both
Free landlord tools stop at the same point: when you start managing a unit for somebody else. A relative's flat, a friend's house, a co-owned property. At that point you owe someone a statement they will check, with income, expenses and your fee, and neither tool is built around a third-party owner. The same goes for adding a furnished or short-term let to the portfolio.
Which one should you choose?
TurboTenant
Choose TurboTenant if you want a free, all-round landlord toolkit with listing, screening and rent collection, and you are comfortable with tenant-paid fees and optional paid features.
TurboTenant alternativesAvail
Choose Avail if you are an independent US landlord who wants free listings with broad syndication, applicant-paid screening reports and state-specific leases, with a paid plan available for extras.
Avail alternativesWhere The Property Tool fits
Consider The Property Tool once you manage units for other owners, share a property with a co-owner, or mix long lets with short stays. It gives each owner a portal and a statement, splits income between co-owners and holds leases and nightly bookings in one calendar, free for two units. It is not the better choice if listing syndication is the job you need done most: TurboTenant and Avail are built for that. See landlord software and our TurboTenant alternative and Avail alternative pages.
Common questions
Is TurboTenant or Avail better for a first-time landlord?
Both are built for independent landlords and keep the core free. Compare where each publishes your listing, how screening works for your state and what sits behind the paid plan, then pick the one whose flow you find easier.
Are TurboTenant and Avail really free?
Both have a free core for landlords. Revenue comes from applicant-paid screening, payment fees and optional paid plans, so check which of those apply to how you use it.
Can TurboTenant or Avail produce owner statements?
Neither is built around a third-party owner, because both assume the landlord owns the units. If you manage for someone else, you need software with owner statements and an owner portal.
Do TurboTenant or Avail handle short-term rentals?
No. Both are designed around long-term residential leases.
Product features and plans change. This comparison describes how each product is positioned, not its current price; check both vendors' own pages before you decide.
Related pages
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