Software built for a company, not a single owner
Most property management software starts from a single landlord managing a handful of units and stretches from there. A property management company works differently from day one — multiple owners, multiple properties per owner, and a team split across leasing, maintenance, and accounting. The Property Tool is built around that structure instead of treating it as an edge case.
Every property, every owner, one system
A management company's core job is keeping many owners informed about many properties without every update becoming a phone call or a spreadsheet edit. Properties, owners, tenants, tasks, and statements live in one system, so a change in one place — a booking, a maintenance request, a lease — shows up everywhere it needs to, for whoever is looking.
A team that can grow without the system breaking
Adding a new property manager, a maintenance coordinator, or an accounting hire should not mean rebuilding how work gets assigned and tracked. Tasks, the shared inbox, and owner reporting are built to hold up as a team grows from two people to twenty, so headcount is the only thing that changes.
Managing for others changes the requirements
A landlord answers to themselves. A management company answers to every owner, every month, in writing. That single fact generates most of what this software has to do: attribute every euro to the right property, calculate the fee the same way every time, divide it correctly between co-owners, and present it somewhere the owner can check without asking.
It also changes what a mistake costs. An error in your own books is an inconvenience; an error in an owner statement is a trust problem, and trust is what the contract renews on.
Fees that are a rule, not a number
The most common source of owner disputes is a fee that looks arbitrary. A percentage of gross income, or of income minus certain expenses — whatever the contract says — applied identically across every property and every period removes the argument, because the figure can be recomputed by anyone with a calculator.
Owner splits handles the co-ownership layer on top: a property held 60/40 divides income, costs and the fee by those shares without a monthly calculation. Property management fee structures covers how to set the rule in the first place.
Growing without adding headcount
The constraint on a small management company is rarely demand — it is how many properties one person can hold in their head. The work that scales badly is the manual work: re-entering bookings, chasing turnovers, assembling statements, answering "how did last month go".
Each of those has a systemic answer, and scaling from 5 to 50 properties without adding headcount walks through them in the order they usually bite.
One system across property types
Management companies rarely stay one shape. A portfolio that starts as long lets picks up a short-term unit; a vacation rental business takes on a building. The Property Tool covers long-term residential, short-term stays and syndic or co-ownership work in one account, switched on per organisation.
That matters commercially: taking on a property outside your usual shape should not require a second subscription and a second workflow.
Common questions
Can each owner see only their own properties?
Yes. Owner logins are scoped per owner, showing their properties, their share and their statements — nothing else.
How are management fees handled across many owners?
As a rule per property, applied every period. Different owners can be on different percentages without anyone recalculating by hand.
Can several staff use one account?
Yes, with roles. The organisation owner controls who can see and change what.
Do you support HOA or syndic buildings?
Yes — shared buildings with co-owners, governance and reserve funds are a supported mode alongside rentals.
What happens above 100 units?
The per-unit price drops to €1 from unit 101. The full structure is published on the pricing page.