Better Property Management Software

7 Replies

I am looking at property management software and have been intrigued by both Hemlane and Rentec Direct. I have noticed that Rentec Direct is almost always cheaper no matter how many units you are managing, plus it has an accounting feature that can be synced up to quickbooks. Hemlane, on the other hand, has the SMART account with premium features that coordinate maintenance requests with professionals, 3rd party agents for property showings, and access to legal advice and documents. Anyone that has any input as to experiences with either software, or BOTH especially, is greatly appreciated.

Hi @Steven Gersch - I've used both Rentec Direct and Hemlane. The short(er) version of my experience is that Rentec seemed awesome and they were...except that they used 3rd party processors for a variety of things and those 3rd parties were a huge PITA. Those processors are setup to deal with small retail businesses...not a landlord with a handful of properties. I tried and gave up.

Then I switched to TenantCloud and that was great for a DIY setup. I was with them for about 2 years or so but the maintenance side of things just never developed. I wanted to be able to bid out jobs, get estimates, pick a contractor and move on. With TC you have to find those contractors yourself. TC doesn't do anything to help you there.

Then in comes Hemlane. This is where I've been for the past few months (3-4). So far I'm very happy. They do all the legwork for your tenanted properties. They process the incoming maintenance requests, find a few contractors and get bids then ask you which contractor you'd like to proceed with. Fantastic. Everything has been awesome with these tenanted properties.

The shortcoming with Hemlane is that, although they advertise that they work with local real estate professionals, I haven't had that experience. They were unable to find me a Realtor on the ground to work with. Since they weren't able to find someone locally to help they are unable to do anything about turnovers (or anything that doesn't have a tenant in the property). At the time I switched I had two vacant properties so I ended up flying out there myself to put lockboxes on doors and find contractors to deal with turnover maintenance. Luckily I found some great help locally, a Realtor and handyman, but if you don't have these resources I wouldn't count on Hemlane. Great solution, just not quite what they claimed in my experience. If you know that going in you should be in good shape. 

Hi @Steven Gersch .  

First off, great post @Brian Olson !

There are several options for PM software outside of the two you referenced; Burbz, Cozy, Turbo Tenant, etc.  Brian hit on some key factors about each.

From my understanding, Hemlane can help optimize the maintenance side of your management.  They even have a maintenance call center but you pay extra for that.  There is a monthly membership fee required.  Having access to their internal marketplace of contractors is great but I would also verify whom their vendor pool consists of in your market.  I'm sure quality varies market-to-market.

Tenant Cloud definitely has the most accounting features if that is what you're looking for.


Not every software has an internal marketplace, we currently don't but fully intend to.  There are always pro's and con's when it comes to the internal marketplace.  Some have open market where any vendor can join and others have closed where they partner with specific.  Depending what your preference is that could be a deciding factor.

Hi @Brian Olson -Are you referring to Hemlane's Basic plan that charges $2 per unit plus the base $28/month, or the SMART plan that charges $30 per unit? As far as the Realtor end goes, I already have that covered. Thanks for your response!

Hi @Kenny Dahill ,

Thank you for the advice! I will definitely have a look at those other software programs you mentioned. Quick question, by internal marketplace, are you referring to a set group of vendors/service providers, that are selected by the PM company for things such as plumbing, electrical, and cleaning services? 

Originally posted by @Steven Gersch :

Hi @Kenny Dahill ,

Thank you for the advice! I will definitely have a look at those other software programs you mentioned. Quick question, by internal marketplace, are you referring to a set group of vendors/service providers, that are selected by the PM company for things such as plumbing, electrical, and cleaning services? 


Mostly yes.  There are open and closed marketplaces.

  • Open: Any vendor has the right to join but there is no exclusivity clause.  For example with my hometown Phoenix, AZ:  100 plumbers might sign up
  • Closed: Markets are restricted and provide exclusivity to reduce competition.  Often software companies will act as a leads generator.  Depending on the size of market, they might select 1-5 vendors.  The only way to join is getting the software companies approval.

There are benefits to both, I personally prefer Open competition.  I believe with Open the market will dictate itself: cost and quality.  In Closed marketplaces, the vendor wants to appease the landlord so they appease the software company.  However that neglects cost competition.

@Steven Gersch I'll definitely recommend Tellus to you. I've been using it for my rental property for a while and it helped me post my listing on a lot of popular websites from where I got a bunch of tenant leads. I used their screening service for the potential tenants ( and the service is totally free). My tenants now pay me rent through their app every month and everything goes well. It generated financial reports automatically which help me organize my property. They can also handle maintenance and find handyman for you.