Accounts payable automation for property management companies
The free plan processes 25 invoices a month with unlimited users, takes no credit card and does not expire. You get your own intake address at the end of setup.
Why property management breaks generic AP software
Every AP tool can code an invoice to an expense account. Very few can answer "which building, which owner, and who on site has to approve it" — which is the entire question in property management.
Start with the coding dimension. In most businesses the interesting question about an invoice is which department or project it belongs to. In property management it is which building, and often which unit, and then which owning entity — because the same management company may be keeping separate books for a dozen owners and joint ventures. An AP tool that treats the property as a free-text memo field pushes that work straight back onto a human.
Then the approvers. The person who knows whether the emergency call-out surcharge on a plumbing invoice is legitimate is the property manager for that building, who is not in accounting, does not have a ledger login, and is frequently on a site visit. Approval routing therefore has to work by property, and the approval screen has to make sense to someone who is authorizing spend rather than posting a journal.
Then the vendor mix. Property AP is a long tail: hundreds of small trades, utilities and suppliers, most of whom will never adopt a supplier portal and many of whom send a photograph of a hand-written work order. This is exactly the scenario where email capture wins and portal-based capture quietly fails, because the fallback for a vendor who does not use your portal is that someone types their invoice in by hand anyway.
Finally the economics. Category research puts manual processing at roughly $15 a document against roughly $3 automated. At 500 invoices a month, that difference is the argument on its own — and 500 invoices a month is a mid-sized portfolio, not a large one.
Capabilities
The parts built specifically for portfolios
A mailbox per property
A portfolio catch-all plus per-property and per-JV addresses on your own verified subdomain. Vendors who service one building send to that building's address, and the coding starts out right.
Property and unit as real fields
Property, unit, entity, GL account, class and cost center live on the document. They can be set by rule, corrected on review, and split where one invoice covers several buildings.
One invoice split across buildings
A landscaping invoice covering five properties is split on the document — by amount, percent, even share, unit count or square footage — and balanced to the cent. Where those buildings keep separate books, it posts as one bill per company rather than being untangled by hand.
Approvals that reach site staff
Route by property to the manager responsible for that building. The queue shows the document, the amount, the property and the time left, and works in a mobile browser.
Posts where your books are
QuickBooks Online bills with vendor, class and GL account mapped, or a configurable CSV for owner-specific ledgers and property management systems without a direct connector.
Duplicate control across a long tail
Hundreds of small vendors means re-sent and forwarded invoices. Detection runs at ingest on message ID, attachment fingerprint and a vendor / number / date / amount heuristic.
Why this one
What you get that a horizontal AP tool will not give you
- Intake separated by property at the door, so coding does not start from zero on every invoice.
- One invoice split across several properties, on five bases, balanced to the cent, and saved as a template for next month.
- One invoice posting as several bills where the buildings keep separate books — which the SMB tier of this market does not do at all.
- Approval routing to the property manager who actually knows whether the charge is right.
- Multi-entity separation for owner and joint-venture books that are genuinely separate.
- A CSV mapping flexible enough for owner-specific ledgers that sit outside your main file.
- No requirement to replace Yardi, AppFolio, Buildium, Rent Manager or whatever you run today.
Pricing
Sized on invoices, not on doors or on people
Prices are in US dollars and exclude sales tax, which is added where it applies.
Paid plans renew automatically at the price shown — every month, or every 12 months on annual billing — until you cancel. Cancel any time in billing settings: the next renewal stops and you keep the period you have already paid for.
Property management AP — common questions
Keep reading
Try it on one building before you roll it out
Create a workspace, add a mailbox for a single property, and point a few of that building's vendors at it. The free plan covers 25 invoices a month, which is enough to see whether the coding holds up.