The problem with "small landlord" software
The tooling in this market is built for scale: per-unit pricing with minimums, onboarding calls, and modules for problems you do not have. Below roughly fifty units, most landlords end up back in a spreadsheet, a bank app, and a folder of receipts — which works right up until a deposit is disputed or a lease needs producing.
iRunProperties starts free for up to 10 units and stays flat-rate as you grow, so the cost does not scale faster than the portfolio.
What you get
Leases & e-sign
Draft a lease, send it for signature, and keep the executed copy attached to the unit it belongs to.
Rent collection
Track what is due, what landed and what is late, with a ledger per tenant and per property.
Maintenance
Take requests, assign the work, and keep a dated record of what was reported and what was done.
Applications
Take rental applications online and keep applicant records tied to the unit applied for.
Documents
Notices, inspections, receipts and correspondence, filed where you can retrieve them later.
Owner reporting
Managing for owners: per-property records rather than one undifferentiated pile.
The records that actually protect you
- The executed lease — attached to the unit, retrievable years later.
- A rent ledger per tenant — what was due, what arrived, what is outstanding.
- Dated maintenance history — when it was reported and what was done, which is the difference between a habitability claim you can answer and one you cannot.
- Deposit documentation — what was collected, and what was deducted and why.
None of this is exotic. It is simply hard to keep consistently in a spreadsheet across several properties and several years.
Plans
| Plan | Price | Units | Includes |
|---|---|---|---|
| Free Residential | $0 | Up to 10 | Core residential management |
| Growth | $49/mo | Up to 50 | Everything in Free, plus a public brand site |
| Agent Hub | $59/mo | Unlimited | Adds seller & agent tools |
| Commercial Pro | $89/mo | Unlimited | Adds commercial tools (CAM, rent roll) |
| Enterprise | $149/mo | Unlimited | Commercial and seller tools together |
The Free Residential plan covers up to 10 units with no card required. Paid plans are billed monthly and can be cancelled from your account.
Common questions
How many units can I manage for free?
Up to 10 units in your portfolio on the Free Residential plan, with a limit of 5 units per multi-unit property. No card required.
What happens when I outgrow the free plan?
Growth is $49/month and covers up to 50 units, and adds a public brand site for your business. Above that, Agent Hub, Commercial Pro and Enterprise are unlimited.
Do I need a licence to manage my own rentals?
No. In California a broker licence is required only to manage rental property on behalf of another party for compensation. Managing property you own does not require one.
Is it only for California?
No — the software is not state-specific. Some of our guidance content focuses on California because that is where our early customers are concentrated, but the tooling works anywhere.