Guide

A landlord account carries full authority: create properties and leases, move money, send notices, dispatch vendors, and approve anything the AI proposes. There is nothing another role can do to your portfolio that you cannot.

A setup checklist on your dashboard tracks what is genuinely done from your real portfolio rather than from boxes you ticked, links each remaining step straight at the page that does it, and demo mode lets you look around a seeded portfolio first. Demo mode is read only, so nothing you click there can change real data.

Invite team members, have them accept by token, change roles, revoke an invite, and remove people. A manager and a co-owner both operate on the parent portfolio, and both can countersign a lease.

A co-owner carries financial authority alongside the owner. A manager runs the operation but is blocked from writing the owner's acquisition figures (purchase price, closing costs, down payment, capital invested), because those drive the owner's equity and return calculations and are not an operational input.

Run multiple entities (separate LLCs), set the active and default one, deactivate an entity, and transfer properties between them. Paired with sets of books, each entity reports on its own rather than dissolving into one portfolio total.

The capabilities a solo landlord rarely opens and a manager lives in: the accounting back office, owner statements and distributions, your own maintenance staff roster, saved table views and custom fields, scheduled report delivery, and per-entity books.

Their lease and its plain-English summary, rent and balances, payment history and receipts, autopay, maintenance requests, documents, move-in and move-out, renewals, pets, insurance, and Luna to ask questions of. Everything is scoped to their identity.

Plenty of residents will not keep a portal login, so the important paths work without one: pay rent from a secure link, report a repair from a QR sticker on the unit, answer a maintenance call, sign a lease, and upload a requested document, all with no account and no password.

Assigned tickets and their detail, photo upload and messaging, materials logging, on-site check-in, availability and a calendar feed, bids on open jobs, invoices, earnings and payouts, reviews, and their public directory listing.

A vendor joins from a tokenized invite link, then supplies a W-9 and proof of insurance. Insurance expiry is tracked and a lapse suspends them, and a suspended vendor can appeal rather than being locked out with no recourse.

An owner signs in to their own home: statements with headline figures, a single statement in full, a downloadable PDF, and the documents you shared with them. Document access is scoped to the owner, so each one reaches only their own.

The owner acknowledges a statement, and that acknowledgement is what releases the distribution draw. The money follows the paperwork rather than running ahead of it.

Invite an owner and they get a tokenized page showing the property, their ownership percentage and your company name, then accept as an existing user or register a new owner account. Their profile holds a tax ID for 1099 purposes, encrypted at rest.

Create, edit, and delete multi-unit buildings and their units with beds, baths, sq ft, rent, amenities, and pet/parking policy, with bulk delete, per-unit inline edit, and duplicate-safe idempotent create. A deferred 'Load more' cards feed renders the properties grid, and lightweight property/unit pickers feed other forms (maintenance, invite) so work attaches to the right unit.

AI Suggests rent, amenities, and description, and can prefill fields from an address.

A landlord-scoped inventory at /dashboard/properties, on the Live listings tab, showing every unit you have published, its status, and the live public URL a renter would land on, so you can see what the market can actually find without leaving the dashboard.

The landlord home renders a stack of live widgets (portfolio health, compliance, agenda, money, NOI, payout, deposits, vacancy, insurance, bank feed, expiring leases, inquiries, days-on-market, maintenance, and open tenant questions), with a seeded simulated version for demo accounts. The landlord can reorder, hide, and save which widgets show, persisted per user.

AI A Mozart brief widget summarizes the top actions.

A prioritized queue of portfolio items that need action (vacancies, expiring leases, open balances, unverified ownership) surfaced on the properties dashboard, with a cached narrative grouped into up to five action cards, each pointing at one next step.

AI Gemini groups rule-based candidates plus ledger anomaly signals into short action cards; the landlord decides.

One search box that queries across properties, units, tenants, and leases and returns typed results for jump-to navigation.

Name and reuse a filtered table. Any dashboard table that keeps its filter state in the URL (properties, tenants, tickets, accounting, leases, leads, vendors, AP bills, runbook runs) can save its current search, filters and sort as a named view, shown as a chip row above the table.

Prove ownership against ATTOM public deed records with a per-tier monthly cap and a usage/remaining-calls surface, a one-time $10 Stripe overage to unlock one more attempt, and a bulk run that verifies many selected properties at once. When public records fall short, the landlord uploads a deed, LLC papers, or management agreement (PDF or image, up to 15MB) to a private vault, setting the property to pending internal admin review.

A per-property health snapshot that combines rent-vs-market, expiring leases, vacancies, notice units, and open maintenance into structured signals plus a short narrative, reading your sample portfolio instead when the simulation chip is on.

AI Gemini writes a narrative over deterministic per-unit rent, vacancy, and lease signals.

A daily green/amber/red portfolio health score across compliance gaps, overdue maintenance, insurance, and payment trends, with an explain endpoint. A companion lease maturity waterfall buckets active leases by expiry (0-30 / 31-90 / 91-365 / 365+ days) and rates how much rent is at renewal risk soon.

Per-property equity, collection rate, deposits held, rent owed now, and loss to lease, each computed from the real ledger rather than an estimate, alongside the asset register and insurance status. Portfolio-level charts sit on the Properties page and an expiring-leases gauge on Renewals.

Upload property images in batches (up to 20 per request, 25MB each), delete individual photos, and set a cover, stored securely. A server-side pull can also seed a unit's listing photos from public street-view images.

Attach and manage property-level documents (deeds, insurance, HOA rules, inspection reports, appliance manuals) up to 25MB, with view, download, and delete. Files stream back through a same-origin, ownership-checked route rather than a public storage URL.

On the property detail page, add and delete free-text notes, and keep a per-property to-do checklist whose items can be created, toggled complete, and deleted.

Track appliances (make, model, serial, warranty) and utility meters per property, and log meter readings over time. The register feeds the Appliances inventory and Meter readings reports.

Create, edit, and delete optional tenant benefit packages per property (renters insurance, liability, pest control, air filter, or bundled), mark each required or optional with a monthly premium, and view a portfolio-wide revenue and coverage summary.

A rent-roll migration hub with a CSV wizard (upload, preview, confirm, invite) plus a separate path that extracts and imports leases from uploaded lease documents. Past import batches are logged and a whole batch can be rolled back, deleting exactly the rows it created.

AI Extracts structured properties, units, leases, and tenants, plus lease terms, with confidence scores.

Create and edit multiple legal entities (separate LLCs), set the active and default entity, deactivate an entity, and transfer properties between entities.

Suggests a market rent for a unit from the landlord's own portfolio comparables (same beds/ZIP) plus specs, showing a percent change versus current and a confidence score; one click applies it. Pro-gated.

AI Gemini comps analysis and narrative, with a heuristic fallback.

On move-out, auto-drafts a fresh listing description, spins up make-ready maintenance tickets (deep clean, paint), and sends the outgoing tenant a move-out checklist.

AI Generates the listing copy.

A full calendar with event CRUD, recurring events, per-event reminders by email and in-app, and color/category, plus one-click sync from the portfolio (lease start/end and rent-due, open maintenance, compliance windows), an upcoming feed, and a subscribe link so your Rentari schedule stays live inside Google Calendar, Apple Calendar, or Outlook. The subscribe URL uses a dedicated, rotatable calendar token rather than your session, so it can be revoked without signing you out. Synced events update in place when a lease term or a maintenance visit moves, and retire when a ticket is completed or cancelled. A resident only ever sees their own lease and unit, plus genuinely building-wide events. One-way, read-only import from Google Calendar and Microsoft 365 is built but not yet turned on; Rentari never writes to your outside calendar.

A by-the-bed leasing workspace for student properties, so each bed is leased, tracked, and billed on its own.

An SCRA early-termination calculator for military tenants that computes a compliant termination date and any prorated refund.

A common-area-maintenance reconciliation workspace for commercial leases, allocating shared costs across tenants.

A community lot-rent roll for manufactured-housing parks, tracking lot rent across the whole community.

A property-returns workspace for investors, surfacing equity, cash flow, and yield per property.

A dues and special-assessment tracker for condo and HOA operators.

A facility occupancy and delinquency tracker for self-storage units.

A critical-date tracker for corporate lease occupiers that flags option, expiry, and notice-window dates.

A waitlist and rent-geared-to-income tracker for social-housing programs.

A care-level billing calculator for senior-living communities.

A membership and revenue tracker for coworking spaces.

Define a field once for a given record type, then fill it in per row across your portfolio. You can rename, reorder, and retire your own definitions, so you track the details your business cares about without waiting for them to be built in.

Record the building policies you actually hold, with carrier, coverage, and days to expiry on one page. Add, update, and remove policies as they renew, so your own coverage sits alongside the rest of the portfolio rather than in a folder somewhere.

Two-way sync between your Rentari calendar and Google Calendar or Microsoft 365, with connect, disconnect, and a manual Sync now. It is built but dormant: it stays inactive until calendar sync is enabled and a provider connection is configured, so treat it as unavailable by default.

Live Listings is your listings inventory, scoped to your own portfolio. The per-unit marketing composer is where you pick a unit and work up its listing, and where the AI listing writer and the per-channel rewrites come in.

Renders state-specific leases and standalone documents for any state from a rules matrix, with an optional-addenda picker, a pre-flight compliance check, a watermarked HTML preview, and emailing the finished document to the tenant.

AI Drafts addenda, clauses, notices, and plain-English content.

Power-user 80+ field lease editor with autosave draft CRUD and a saved, named draft and template library (save-as, restore, delete). Includes applicable-addenda lookup and a live compliance check for the studio.

AI Suggests draft names.

Write a notice, tenant agreement or owner agreement once and send it many times. Templates live inside Document Studio through a two-step builder, are stored inline as HTML so they cost no storage quota, and can be duplicated and edited. A template's payoff is starting a Studio draft from it, so there is one signing path rather than two.

Send a lease to every signer it actually has, up to three parties plus the landlord's countersignature. Approving a household carries the whole household into the signer list rather than making tenant one a co-tenant of her own lease, and a co-signer is labelled by friendly role. Signing works on a phone, where the lease itself is shown rather than just the signature rail. Each signer gets their own audit trail and the countersigned PDF files itself into the vault.

A dedicated full-page signing surface at /dashboard/sign that renders a lease's HTML in a paged viewport and lets the landlord sign or initial anchor fields with a signature pad, then dispatch to tenant recipients. It detects pre-dispatch, countersignature, and awaiting-tenant states so a lease cannot be accidentally re-sent.

A full-screen studio that renders an uploaded PDF Rentari did not generate and lets the landlord drag signature, initial, and date fields onto it for tenant, guarantor, and landlord signers before sending for signature. It injects invisible anchor tokens at the placed coordinates so the standard signing engine handles dispatch, signing, and stamping.

Before sending for signature, audits the rendered lease against a state-rule matrix plus an AI opposing-attorney pass, returning severity findings that block send and warnings the landlord must acknowledge. A separate endpoint answers free-text questions about a specific lease, grounded in its text.

AI Deterministic rule matrix plus a Gemini auditor over the lease body; grounded, never legal advice.

A tenant requests a change to a pending lease and the landlord views the requests, compares versions side by side, and dismisses or publishes a new revision or counter-offer. Each round becomes a new lease version.

AI Pre-fills amendment context and counter-offers.

A renewals hub and per-lease renew flow turn an expiring lease into a new term with a configurable rent increase, with optional auto-offers. The tenant accepts, declines, or counters, including on a no-login magic-link decision page.

AI Drafts renewal terms and a suggested end date.

Runs the executed or pending lease through AI to produce a short tenant-readable summary of rent, deposit, term, pet and occupancy rules, the maintenance split, and things to ask before signing. Cached per lease version.

AI Generates the summary with anti-hallucination grounding.

One-click drafts of a custom addendum, clause rewrite, custom house rule, termination notice, pay-or-quit notice, and welcome packet.

AI Yes, all of these.

The applicant pipeline as a filterable, sortable lead list with the stage on every row (new inquiry, touring, applied, lease sent), plus a drag-and-drop Kanban board on the leasing pipeline page (Invited, Applied, Needs review, Approved). One-flow household invite (primary plus co-applicants and co-signers), resend of invite/payment/Checkr links, email de-dupe, approve-to-lease, and delete. Accepting an invite auto-creates a lead (identity-gated when the landlord requires it), and a Stripe checkout charges the screening or credit fee before a screen runs.

AI Ranks the top leads to work next with a short rationale.

A magic-link application page where an applicant fills the form, pays application fees at checkout (and can resume a cancelled checkout), adds co-signers by token, and submits, with an HTML preview and a view of the completed application. Applicants can also add a current or previous landlord's contact, which seeds a former-landlord reference the landlord can later send.

A per-applicant hub listing every former-landlord reference on a lead with status, at-a-glance flags (paid on time, would rent again, lease violations), and full questionnaire answers. The landlord adds a prior address plus the former landlord's contact, sends a no-login HMAC-signed questionnaire link that expires in 21 days (resending bumps a reminder counter), and tracks each row through sent, opened (a read receipt), and completed, with an in-app notification and email nudge on completion.

Audit an uploaded lease for risky or non-compliant clauses, store the audits with redline context, view or download the file, and bulk-delete audits.

AI Gemini clause analysis with redline context.

A leasing analytics page showing which leads to work next, where leads convert, and which listings to review.

AI Lead-ranking rationale.

A lease list dashboard and per-lease detail view (plus a JSON leases endpoint) showing status, dates, and renewal pressure across the portfolio. The full version-hash chain is traceable so supersede history can be followed across amendments and renewals.

Publish showing windows from a Showing availability panel on the calendar, then let a prospect self-book from the public booking page. Windows belong to a specific unit, not just a property, so two units publishing the same hour no longer send a prospect to the wrong door, and the booking page keeps the unit the link asked for. A booking notifies the landlord in-app and by email and sends the prospect a confirmation; the landlord confirms or cancels tours from the same panel. Deleting a window with live bookings is refused.

Searchable library of standalone forms (notices, checklists, applications) with a watermarked preview for free and a clean PDF for paid, plus live fill and render-to-PDF.

AI AI form-filler pre-populates from landlord data.

A dashboard page for a lease Rentari did not generate. It is your entry point for recording an already-signed lease, and the terms are extracted from the document you upload rather than retyped by hand.

A signing link opens a session scoped to that one document rather than a full account login. If your link gets forwarded, the person holding it still sees only the document they were sent and cannot wander the rest of your portfolio.

Renewals auto-draft roughly 90 days out, and a clear-pass screening chains straight into a generated lease, so your only required touch is the countersignature. It drafts and stops: it never sends.

Save a document you have built in the Studio as a template, then start the next one from it instead of from blank. The library lives inside Document Studio, where the drafting, the signature request and the Create or Upload fork already are, so a template is a starting point you can rename, re-edit and delete rather than a second system to keep in step.

Choose the recipient when you start a draft, and the Studio carries that person all the way to the signature request. Opening the Studio from a tenant or from a lead brings that person with you, a saved draft keeps the recipient it was written for, and the lease you wrote for a tenant cannot be sent to somebody else because the field went blank on the way.

Upload a lease that was signed on paper or in another product and record it as a real tenancy. The unit, the tenant, the rent and the dates land in Rentari and the uploaded file is kept as the signed copy, so you get the ledger, the reminders and the renewal window without asking anyone to sign again.

Draft, out for signature, active, ending soon, ended: one resolver decides which state a lease is in, and every badge, gate and report reads that same answer. It is why a lease cannot show as active on the list and expired on its own page.

The tenant roster, built around the question a landlord opens it to answer, plus a per-tenant detail page showing contact, lease, rent history, emergency contact, employment and documents. The Active-leases table carries five columns that each earn their width: rent and payment state with the last six months drawn as a sparkline, the lease term and its lifecycle (an unstarted lease can no longer read as behind on rent), a needs-attention column that stays quiet when nothing is wrong and otherwise surfaces ID, deposit, signature or insurance gaps, and one contextual next step. The summary tiles lead with money, including rent uncollected, and the roster and the collections console read the same rent signal so they can never disagree. Invites and Background checks sit alongside as tabs. Tenants can self-update their own profile.

On lease execution, auto-creates the move-in ledger (deposit, first rent, fees), issues a compliance-doc checklist (ID, insurance, lead disclosure), collects the emergency contact, and nudges any identity blockers.

Tenant photo-documents the unit's pre-existing condition within 72 hours of lease start as the deposit baseline. The report becomes read-only once the window closes.

AI Photos compared by AI at move-out.

Landlord fills a per-property move-in guide (WiFi network and password, trash day, water/garbage setup, emergency contact). Once move-in is complete the tenant sees it, and every credential reveal or copy is audit-logged.

Tenant files intent-to-vacate (date, forwarding address, reason) and sees the state-law deposit-return clock. Landlord runs a move-out walkthrough with itemized condition items that feeds an itemized settlement PDF, and either side can dispute a line item or the whole settlement.

Landlord browses opted-in renter cards in a filterable grid (budget, beds, move-in date, employment, verified-only), opens a full renter profile, bookmarks renters to a shortlist, and invites one to apply to a chosen listing. Email and phone stay withheld until an invite is accepted.

Landlord adds a current tenant who never came through a lead, or sends a tokenized portal invite so the tenant claims their account and lease.

Adds an occupant or co-tenant onto an existing lease record.

Landlord counter-proposes or accepts an applicant's requested move-in date. The pipeline badge swaps between wants, counter, and accepted states, and the applicant is emailed each round.

Landlord requests extra documents (pay stubs, ID, references) from an applicant, who uploads them. The landlord can then list, view, stream, and delete the files.

Tenant files a mid-lease change request (add or remove a roommate, sublet, or free-form modification), tracks its status, and can amend or withdraw it before the landlord actions it.

AI Pre-fills amendment context.

Applicant or tenant declares a pet (species, breed, weight, vaccination records, history) with document uploads, and the landlord approves or declines. Service animals and ESAs route to the accommodation flow instead.

AI AI computes an advisory risk rating and note to anchor the landlord's decision.

Tenant requests disability accommodations (service animal, accessible parking, modified terms); landlord requests docs and approves or denies with reasoning, with a full audit trail.

Domestic-violence or sexual-assault self-certification (optionally anonymous) that triggers penalty-free lease termination on landlord acknowledgment.

Send email or SMS to all tenants (notices, reminders), export the tenant list to CSV, with a per-message audit log.

AI Template suggestions.

Tenant-side copilot that builds talking points and a draft renewal-request message from the tenant's own payment record, tenure, and maintenance cooperation.

AI Gemini writes tenant-friendly renewal talking points, with a heuristic fallback.

Tenant generates an AI rental-history reference letter (tenancy dates, payment record, cooperation) and a residency/occupancy certificate for schools, benefits, or visas.

AI AI drafts the letter body.

Tenant self-service to register vehicles (up to 2) and issue time-limited guest parking passes (QR or shareable link), plus a resident marketplace and a neighborhood info tab.

AI Extracts vehicle details from a photo.

Your roster groups a lease's signers into one household row, so a lease carried by a co-signer reads as a household rather than as a single tenant. You see who is actually on the lease at a glance.

Adding a tenant saves the person on step one, before you have picked a unit or written a word of a lease, so a name and an email are never lost because the lease step was abandoned halfway. Step two then has two endings: record a lease you already have, or send a new one for signature, both bound to the person step one just saved.

Create maintenance tickets from a form, the tenant app, an uploaded photo, a voice call, or inbound SMS, each scoped to a property, unit, and tenant with priority and permission-to-enter details. A duplicate check warns of recent open tickets on the same unit with overlapping title words before a second vendor is dispatched.

AI Classifies category, urgency and likely trade from the tenant's own words and photos, and follows the matching Luna Skills runbook rather than improvising. Every proposal waits for you to approve or decline it.

Assign a ticket to one vendor or send it to several for competing quotes; vendors accept, decline, express interest, or bid. Landlords see suggested vendors ranked by fit.

AI AI vendor recommendation ranks vendors by distance, category, ratings, and insurance.

Put a real window on a dispatched job. The tenant and the vendor each confirm it, and the ticket shows which side is still holding things up. Rentari chases whoever goes quiet, reminds both the day before the visit in the property's own local day, and asks the vendor for photos if a job closes without any. Either side can ask to move the appointment from their portal or by replying RESCHEDULE to a text, which puts it back on the landlord's board with the reason attached.

A shared thread among landlord, tenant, and vendor with photo attachments, read receipts, mark-as-read, and an open or close toggle on the thread.

The vendor closes a job with before and after photos and materials, then landlord and tenant each sign off. The invoice is parsed and reviewed before approval.

AI Invoice OCR extraction plus a reasonableness and fraud check, with before/after completion-photo QA.

A set of vendor-quality tools: multi-quote analysis, completion-photo verification, invoice-fraud detection, onboarding-compliance checks, an expiring-insurance digest, a performance scorecard, and quote benchmarking that flags a bid running well over the local median.

AI Gemini across quote analysis, photo QA, fraud detection, doc compliance, and scorecards.

A tokenized public invite link lets a vendor accept and join, then the platform collects the W-9 and insurance, tracks insurance expiry, and suspends the vendor on lapse.

AI Validates W-9 and insurance docs and flags expiring policies.

Landlord pays a vendor's invoice through Stripe directly from the platform.

Landlords send a connection request or bookmark a listed directory vendor; the vendor accepts or declines, which fills the vendor's landlord link so they become selectable in that landlord's dispatch flow. A connections inbox shows every request and invite with friendly status pills.

Landlord provisions a dedicated phone number where tenants call in maintenance issues; Luna triages the call, resolves the tenant by phone, and opens a ticket with a recording and transcript. Per-line self-service config covers greeting, hours, on-call number, callback SLA, tone, scripted questions, and an optional help-desk lane, all subordinate to a safety floor.

AI Voice AI intake with an emergency safety floor and Spanish support.

Conversational in-app maintenance intake that runs a deterministic life-safety scan, then does grounded multi-turn intake and produces a ticket proposal the tenant approves. It writes nothing on its own.

AI Safety keyword scan plus grounded conversational intake with a ticket proposal.

The vendor can generate a draft completion report for a ticket, shown in an editable field to review and edit before submitting the real completion.

AI Gemini drafts the completion notes, with a deterministic stub fallback when no AI credentials are present.

An opt-in background scan can auto-assign eligible open tickets to the best-fit vendor within a per-landlord dollar cost cap, so routine repairs move without manual dispatch.

AI Vendor-fit scoring picks the vendor, bounded by a cost cap.

Move-in, move-out, and routine unit inspections with itemized condition records, before and after photos, a generated PDF report, and per-line deduction dispute resolution that feeds the deposit math. A texted magic link opens a no-login mobile page where the tenant captures room-by-room photos or records a walkthrough video that flows back into the record.

AI Photo and video damage detection with cost estimates.

Turn an AI-detected inspection deduction into a real maintenance ticket scoped to the inspection's unit and tenant, with the landlord still choosing and dispatching the vendor.

AI Uses the AI-detected deduction as the ticket source.

Connect thermostats, smart locks, and leak or humidity sensors via Seam, with remote thermostat control, remote unlock, and a device and hub dashboard.

HVAC telemetry auto-opens a high-priority ticket on likely compressor failure and leak sensors auto-open emergency tickets. The AI Doorman scans smart-lock activity for anomalies and proposes PIN revocations.

AI HVAC rules plus a Gemini lock-activity anomaly scan.

Generate time-boxed smart-lock PIN codes for a vendor's arrival window, revoke them, and remotely unlock doors for a scheduled job.

Ticket board with volume, aging and SLA, a vendor leaderboard, and cost tracking by property and category.

Tenant creates maintenance tickets and tracks their status from the portal and the mobile API.

Read-only history of the star ratings and feedback the tenant left on signed-off maintenance tickets, plus a count of ratings still pending.

A public, browsable referral store of maintenance products across 14 curated categories with filter chips, keyword search, and per-category counts, also served at the root of shop.rentari.ai. Each outbound click is logged and tagged with the correct affiliate code before a redirect to the retailer, and a small endpoint decides whether to show the Supplies nav link. Rentari holds no inventory and takes no payment.

An embedded card of up to eight recommended supplies on maintenance tickets and turnover surfaces, mapping the ticket's triage category to the matching catalog category or a make-ready kit for turnovers. Renders empty when the catalog is off.

AI Reuses the maintenance AI-triage classification to pick which supply category to surface.

A conversational intake inside the resident portal. It runs a fixed life-safety check first, then asks grounded follow-up questions and hands back a proposed ticket for the tenant to approve. It writes nothing on its own, so a half-finished conversation never lands on your board as a job.

Put a sticker inside a cupboard door, on the fridge or by the breaker panel. Whoever scans it types what is wrong and it arrives on your maintenance board. No app, no account, no password. This is how you hear about the broken heater from the resident who was never going to keep a login.

Not every repair goes to an outside contractor. Keep a roster of your own people, add and edit them, and assign or unassign a ticket to a named person, with suggestions on who to send. Someone who leaves is deactivated rather than deleted, so their history on past jobs survives.

Set the dollar figure above which a job needs competing bids instead of a straight assignment, so small repairs move fast and expensive ones get priced properly.

Assigning a vendor is not the end of the job. Schedule the actual visit window, tell the tenant, and follow up afterwards so a booked appointment does not quietly become a missed one.

A dispatched vendor is expected to accept. If nobody accepts within the window, the ticket is handed on rather than sitting there looking assigned, so a silent contractor cannot stall a repair indefinitely.

Assigning a vendor is not the end of the job, so the appointment lives on the ticket too. Propose an arrival window, let the tenant and the vendor confirm it or ask to move it, cancel it, and send a reminder before the day. Whoever proposes a window counts as having confirmed it, and a ticket with no tenant or no vendor only waits on the parties that exist. The vendor's ETA and the moment they arrive are stamped on the same ticket, and the Kanban board, the maintenance hub, the vendor schedule and your calendar all read it, so three people work off one schedule instead of two text threads.

Tenants pay rent online by ACH or card from the Money page, with landlord-controlled partial-payment acceptance and a confirmation screen. Card payments can carry an optional surcharge the tenant reviews and consents to first (a signed consent nonce is recorded); ACH is fee-free.

Tenants enroll in recurring ACH autopay via a setup intent, and can toggle it from their portal. Landlords send tokenized autopay invite links (auto-sent on lease execution), check invite status, and can cancel a tenant's autopay.

List, add via Stripe setup intent, set default, and delete saved cards and bank accounts.

Record a cash, check or offline rent payment against a lease straight to the ledger, and reverse a manually recorded payment.

Every lease bills rent one of two ways, and picking one switches the other off so a tenant is never billed twice for the same month. Billed from the lease is the standard route: Rentari.ai posts the rent from the lease amount on the due day every month, the tenant can turn on autopay, and adding a rent charge by hand is refused because it would duplicate. Billed from charges hands the month to you: you create each rent charge yourself, one at a time or as a recurring monthly charge, Rentari.ai posts nothing automatically, and autopay is off for that lease. Choose it when the rent is not the same figure every month. The choice lives on the lease page, switching only affects future months, and anything already on the tenant ledger is left exactly as it is.

Post a one-off charge to a tenant, add a manual charge line, or split a single charge such as a utility bill across multiple tenants atomically.

Create, list and cancel recurring non-rent charges (for example parking or pet rent) that post on a schedule.

Send a rent-due reminder to one tenant or bulk-remind every tenant with an outstanding balance. Tenants grant or check SMS consent so text reminders can be sent under TCPA.

Authored, five-stage rent-collections templates: balance posted, due date, still outstanding, past due, and immediate action. Each stage carries email and SMS toggles, an authored subject and body with placeholder tokens and conditional blocks, a days-after-due threshold, a minimum-balance guard so tiny balances are never chased, and an eviction-lease toggle. Company-level rows cascade to every property and per-property rows override them. Authored at /dashboard/collections.

Charge a prospect a holding or reservation fee, then convert it to rent or deposit, forfeit it, or refund it.

Request, collect, hold and settle a security deposit, with the state cap checked at entry and an itemized settlement at move-out. When a deposit lands or needs attention the landlord is told by email, SMS and the in-app inbox rather than having to notice it. A first-month proration too small for the processor minimum is carried onto the first full month's rent rather than dropped.

For the states that require it (Massachusetts, New York, DC, New Jersey, Connecticut, Illinois, and more), interest accrues on a held security deposit automatically each year, prorated by the days it was held, and posts to the ledger as its own line. The accrued interest is added to the refundable amount at move-out, so the deposit return is complete and documented.

Attach, list and remove third-party payers (guarantor, housing authority/subsidy, employer) on a lease, each covering a fixed monthly amount or a percentage of rent.

Computes prorated first-month rent and a late-fee policy, then persists the result to the lease by updating late-fee fields and creating a prorated-rent ledger row. Has its own calculator UI.

Previews the Stripe processing fee and platform fee for a given payment amount and method before charging.

For one income ledger row, shows a live five-step timeline (tenant paid, Stripe fee, platform fee, funds clear, payout to bank) with actual amounts, dates and statuses pulled live from Stripe.

List Stripe disputes and submit evidence to contest a chargeback from the dashboard.

Payments-only activity feed with CSV export, tenant payment history with downloadable receipts, and printable receipt pages.

One view of where every rent dollar is right now: a rent-collection board and a bucketed cash-flow pipeline (Expected / Processing / Settled / Late), plus an add-charge page and a rent-pay confirmation view.

A My Money page with KPIs and charts of the tenant's own rent and fee history, plus a finance page showing due, processing and paid balances, an autopay toggle, and downloadable receipts as PDF or Stripe receipt links. Scoped strictly to the tenant's identity.

Accounting dashboard with manual ledger entries, edit and delete, bulk category assignment, and per-row expense insights.

AI AI expense insights and duplicate detection per row.

One set of books per legal entity you report separately. A solo landlord has exactly one, created as "Default" the first time anything asks for it; a management company running several LLCs gets one Book per entity, so a balance sheet or P&L can be produced per entity instead of only for the whole portfolio. Books are additive and read-side only: the Ledger stays canonical, so nothing tenant-facing depends on them. The chart of accounts nests under a book and keeps its Schedule E mapping.

Every Ledger row projects into a balanced double-entry journal, following its source row when that row changes rather than leaving a stale copy behind, and refusing an approved entry that would land in the books unbalanced.

Snap or upload a receipt to auto-extract merchant, date, amount and category and create an expense.

AI Gemini receipt OCR and field extraction.

Review unattributed transactions and apply AI-suggested categories in bulk to clean up the books.

AI AI category suggestions for uncategorized rows.

Auto-maps expenses to IRS Schedule E lines with an on-screen summary and CSV/PDF export, plus a per-year Schedule E view.

Generate profit-and-loss, cash-flow, rent-roll and owner-statement reports, each with CSV and PDF export and a columnar owner-statement variant.

A gallery of about 45 downloadable reports across financial (general ledger, trial balance, balance sheet, AR aging, delinquent, rent paid, income by unit or charge type, 1099, depreciation, security deposits), leasing and ops (lease details, current tenants, vacant units, work orders, open and completed tasks, screening usage, e-sign activity, audit log), and per-vertical or HUD tiles (HAP split, recert calendar, CAM roster, senior-care billing, occupancy by bed, HOA dues, lot rent, storage occupancy, coworking membership).

A report writer for the questions the ready-made reports do not answer. Pick one of nine datasets (ledger, payments received, leases, tenants, units, work orders, vendors, journal lines, applicants), tick the columns you want, then filter, sort, set the period, group and total. Grouping replaces the detail rows with one row per group. A live preview of the first 100 rows updates as you build, and a saved report opens in the same viewer as the ready-made ones with the same CSV export and print layout, where a full run returns up to 50,000 rows. Any custom field you have defined appears in the column list beside the built-in ones. A report can be shared with your team, and its access check runs every time it is opened rather than only when it was saved, so a shared report can never become a way around the permissions your team already has. Which datasets you can run follows the access your role already has: leases, tenants, units, work orders, vendors and applicants need operational access, while ledger, payments received and journal lines need financial access.

Have a report arrive instead of remembering to run it. Point a schedule at one of your saved reports, or at one of the 18 catalog reports that support scheduling, pick daily, weekly, monthly or quarterly, and list up to ten recipients: yourself, a teammate, or an outside address such as your accountant. It sends CSV, PDF, or both, and the PDF is capped at 500 rows and says so on the document rather than trailing off silently. The period always looks back at a completed one, so a monthly send on the 1st covers last month rather than the empty month that started an hour earlier. Permission is re-checked at send time against whoever created the schedule, so a schedule stops rather than keeping financial figures flowing to someone whose role has since changed.

Chart-based visual reporting view, with single-report and all-reports pages drawing from a shared visual-data endpoint and a theme switcher.

A financial overview page plus an analytics dashboard with export and an AI chat over the analytics data.

AI Analytics chat answers natural-language questions over financial data.

Capital-improvement register with straight-line depreciation, mid-month and half-year conventions, convert-expense-to-asset, per-property depreciation summary, capitalize candidates, and a cost-segregation advisory.

AI Repair-vs-capital classifier and capitalize-candidate suggestions.

Track mortgages, HELOCs and private loans with monthly P&I, year-by-year amortization schedules, a portfolio loan summary, and the Schedule E interest line.

Investor metrics per property and across the portfolio (real equity, NOI, cap rate, cash flow, DSCR, LTV and a taxable-income preview), with a returns calculator that prefills from the portfolio.

Owner and co-owner set a property's purchase price, closing costs, down payment and capex invested, which feed cash-on-cash and equity calculations. Managers are blocked from writing the owner's acquisition numbers.

Segregated trust and escrow accounting by state, with bank-statement reconciliation. The trust account takes its bank details from your connected Stripe account rather than asking you to retype them into a second form. Segregated trust accounts are presented as an obligation that binds licensed brokers, not a requirement placed on every landlord.

Export the ledger as CSV, PDF, or a QuickBooks-compatible file for a CPA or accounting software.

Shows supported accounting integration providers and connection status. Direct OAuth sync is not live yet; CSV export is the working path.

Link a bank, sync accounts and transactions, categorize each transaction, bulk-categorize and auto-reconcile into the ledger.

AI Auto-categorization of imported bank transactions.

Request and store a vendor W-9 with OCR extract and confirm, track vendors crossing the $600 YTD threshold, generate a 1099-NEC per vendor, and run a bulk year-end 1099 review across the portfolio.

AI W-9 OCR extraction.

Vendors see earnings, payout history, and per-invoice finance detail in the portal; landlords pay a vendor via Stripe checkout for a completed job.

A Bills queue at /dashboard/accounting/bills for bills you enter yourself, kept distinct from a vendor-submitted invoice on a work order. Paying a bill writes the expense Ledger row, and optionally a check record, so the books always reconcile. A bill can name the property and the specific unit, survives their deletion instead of vanishing with them, and its references are scoped to the landlord who filed it.

PMs generate monthly owner statements per owned property (gross income, expenses, management fee, ownership-share percentage and net draw). Third-party owners get a portal home listing their statements with KPI tiles, open a single statement's detail, download it as a rendered PDF, and acknowledge it, which is the gate that lets the PM release the distribution draw.

An owner creates or resumes a Stripe Connect Express account per property manager and completes hosted onboarding so it becomes the verified destination for distribution draws.

Every rent reminder used to end at a sign-in screen, which is exactly where collection quietly stops for a resident who never kept a password. A secure link now shows what is owed and takes the payment directly, with no account needed.

A single charge can carry its own itemized breakdown instead of arriving as one unexplained figure, so a resident can see what a bill is actually made of.

When a charge lands on a resident's account they are told it has been posted. The first they hear about a bill should not be the late notice.

Card and bank payments both have a minimum below which nothing can be charged, which a short first month can fall under. Rentari does not quietly drop that money. It is carried and added to the first full month's rent, so the amount shows up on a bill the resident can actually pay instead of disappearing.

One view of the connected payment account and its payout state. A manager sees the portfolio owner's account rather than their own, so the numbers match the books they are working in.

Keep your own taxpayer information on file, feeding the 1099 and year-end surfaces so tax season is not a scramble to find the same numbers again.

A scheduled scan looks over the ledger for entries that do not sit right, so an odd figure surfaces on its own instead of waiting for you to notice it.

A failed payment starts a recovery path rather than becoming a dead end, so a bounced rent payment gets chased properly and both sides know where it stands.

Reads the whole portfolio to answer natural-language questions and proposes structured actions (late notices, renewals, tickets, listings, messages) as approval cards, running multi-step plans that pause on low-confidence or Tier-3 steps. Keeps persistent chat threads, an activity and decision log of every proposed and executed action, and an editable memory of standing preferences injected into each prompt, and accepts photo attachments for vision reasoning.

AI Reads the whole portfolio, answers plain-language questions, and proposes structured actions as Approve, Edit or Decline cards. It plans multi-step work and pauses on any low-confidence or high-risk step. Reachable from the chat bar in the dashboard header on every page, as well as its own page.

In-app chat grounded in the tenant's own lease, payments, tickets, and insurance, with persistent conversations the tenant can list, reopen, and delete, plus free-text ask-my-lease Q&A and a cached one-glance lease cheat sheet. The tenant home page also lazy-loads a concierge summary and up to three suggestion cards after first paint.

AI Gemini with a hard anti-hallucination rule: an absent fact means not on file, so Luna abstains and routes the tenant to their manager rather than guess.

Authored operating procedures the assistant follows when triaging a matching ticket: diagnostic questions, tenant-safe steps, photo documentation, safety stops, and a three-tier escalation (emergency, high, routine) that also carries dispatch defaults. Rentari ships a seeded library of 15 scenarios, covering water leaks, no heat, no hot water, electrical hazards, blockages and overflow, pests, lockouts, no cooling, mold, oven and stove, dishwasher, disposal, lighting, doors that will not latch, and low water pressure. The library materializes per landlord on first visit, and you edit, version, toggle or add your own, set a default vendor and an escalation manager per runbook, and read the outcome scoring. Found under Luna Skills in the rail, at /dashboard/runbooks.

AI Follows the authored script instead of improvising, with a deterministic safety floor above the model and a kill switch. It runs over chat, voice and SMS on the tenant side.

Co-pilot, Mixed, and Autopilot control of how much AI runs without approval, with each feature carrying a risk tier and a hard cap that keeps four actions out of autopilot in every mode: the pay-or-quit notice, a renewal offer that changes the rent, a cosigner bill, and the move-out deposit letter.

Order Checkr criminal, credit, and eviction reports through a checkout flow, ingest report webhooks, and view a rendered screening report PDF plus a consolidated breakdown of every sub-score. Deferred checks use a self-hosted, HMAC-tokenized page where the applicant supplies SSN, DOB, and consent on Rentari's own domain.

Choose a screening package (credit, criminal, eviction, or a bundle) when screening an applicant, and optionally attach a full credit report per applicant for an added flat fee on top of the base background check.

Deterministic creditworthiness score from a Checkr report, weighting felonies, misdemeanors, evictions, sex-offender registry, MVR, and credit bands by recency and disposition, with a status-based fallback.

Per-applicant why-this-score panel with FCRA reason codes and factor weights, an AI adverse-action narrative attachable to a notice, and a recorded Approve/Decline override where Decline is Tier-3 and requires typing to confirm.

AI Gemini writes the FCRA-neutral narrative; the reason codes are deterministic.

Scores how well an applicant fits a unit across affordability, screening, and move-in timing.

Upload a bank statement or pay stub for neutral financial-behavior signals (recurring deposits, cadence, balances, NSF count) scored against claimed income and rent, plus paystub-fraud detection, a synthetic or duplicate-identity flag, an application-completeness checker with a drafted follow-up, and a state-legal prescreen-question generator. All propose-only and decision-support only.

AI Gemini vision reads the paystub and income documents (behavioral signals only, never source of income); identity and completeness checks are deterministic.

Scores inquiries hot, warm, or cold on intent signals such as move-in date and tour request, and drafts a Fair-Housing-guarded first reply that avoids protected-class proxies.

AI Gemini scoring and reply draft.

Ranks which leads need attention now, computes ROI by lead source, and diagnoses why each published listing is or is not renting from real funnel and price signals.

AI Deterministic scoring with AI rationale on priority leads.

Generates a Fair-Housing-compliant listing description (streaming) at unit or building scope, or rewrites existing copy, with a public no-login demo generator on the marketing site.

AI Gemini description writing with FHA guardrails and brand style rules.

Photo ranking and quality flagging, amenity detection and suggestion from the property profile, multi-channel rewrites for Zillow, Apartments.com, and Facebook, time-to-rent prediction, and vacancy-rescue suggestions.

AI Gemini vision and text.

Scans the web for cloned or scam copies of the landlord's published listings and flags each with source site, URL, and severity for manual review; nothing is auto-taken-down.

AI Gemini with Google Search grounding, then JSON classification against canonical listing facts.

Suggests a market rent for a unit, or a draft on the Add Property form, using the landlord's own portfolio comparables and property specs.

AI Computes a comps-based rent estimate with confidence.

Prefills bed, bath, sqft, and year-built on the Add Property form from grounded data: ATTOM parcel facts for paid plans and US Census ACS tract medians as guidance for free plans, with no invented fallback when both miss.

AI Gemini only summarizes grounded ATTOM, Census, and Rentcast data into one sentence and is forbidden from adding facts.

Lease summarization, risk preview, and ask-a-question over a lease; extraction from insurance, W-9, vendor-invoice, legal-mail, floor-plan, and application documents; multi-quote bid comparison; move-out reconciliation with a refund-letter draft; and dashboard tools to triage a maintenance photo, document move-in condition, and grade a listing photo 0-10 with reshoot tips.

AI Gemini vision and text throughout.

Upload move-in versus move-out photos to get a draft itemized deduction list with a state-aware normal-wear-and-tear check; draft only, no money moves.

AI Gemini vision compares photos and proposes itemized deductions.

Turns a signed lease into a tracked obligations timeline on the lease detail page, merging deterministic dated deadlines from lease columns and state rules with AI-extracted clause obligations, and surfaces deterministic compliance red flags.

AI AI extracts each stated obligation grounded in a verbatim clause quote, or drops it.

AI rent-roll import from PDF, CSV, or photo, natural-language portfolio Q&A, churn and retention-risk scoring, a weekly what-changed anomaly digest, and a strategy advisor covering concentration, renewal pipeline, and vacancy.

AI Gemini extraction and narratives over deterministic signals.

Schedule-E category and repair-vs-capital classification, natural-language Q&A grounded strictly in the landlord's own report data, and AI-written P&L and owner-statement narratives, plus recurring-expense clustering, ledger anomaly detection, audit-prep checklist, CPA handoff pack, 1099 prep, portfolio benchmarks, a 90-day cash-flow forecast, and an investor report.

AI Mix of rule-based checks and Gemini-written narratives, all with CPA caveats.

Ranks which tenants are likely to pay late this cycle, quantifies cash at risk, and builds a catch-up installment payment plan with an acceptance letter.

AI Late-risk scoring with an AI-polished payment-plan acceptance letter.

On the tenant finance page, computes deterministic payment stats and drafts one friendly nudge with a suggested action (pay now, switch to ACH, enable autopay) that the tenant confirms.

AI Gemini writes a single personalized nudge from deterministic payment stats.

A landlord types a natural-language query such as verified employed renter under $2000 moving in by August, and it is parsed into structured directory filters plus a one-sentence summary.

AI Gemini Flash translates the free-text query into structured search filters and an echo summary.

Translates a free-text vendor query such as insured plumber available now under $80/hr into structured directory filters plus a one-sentence summary, with per-IP rate limiting to guard token spend.

AI Gemini Flash parses natural language into specialty, city, state, availability, max-rate, and insured filters plus a request echo.

A conversational ask-the-product box in the help drawer that answers plain-English how-to questions using only the help registry, returns cited source articles, and abstains and escalates to a human when it cannot answer. Deliberately isolated from Mozart and Luna so it has no portfolio access and cannot leak account data.

AI Gemini Flash answers strictly grounded on ranked help content, abstain-first and capped, IP rate-limited, with no legal, tax, or financial advice.

A conversational coach that takes a plain-language question and recommends the one to three most relevant lessons from the catalog, redirecting off-topic questions, persona-aware and IP rate-limited.

AI Gemini Flash picks and ranks relevant lessons and writes a short tie-together reply, falling back to keyword scoring on failure.

Deterministic daily what-needs-you payload on the dashboard covering overdue rent, due-soon, tickets by severity, expiring leases, 1099 risk, pending countersignatures, and insurance.

AI AI-rendered wording over deterministic signals.

Suggests system preferences such as reminders and auto-renewal percentage from a portfolio snapshot.

AI Gemini suggestions over a snapshot.

One page with a card per AI feature showing live JSON responses, plus a thumbs, approve, edit, or decline feedback recorder and a feedback-mix readout.

Point your own AI client at your Rentari dashboard with a scoped API key. Twelve tools cover reading properties, tenants, leases, maintenance tickets and payments plus a portfolio summary, and writing updates to a property, tenant, lease or ticket and creating a ticket. Keys are Bearer credentials shown once at creation and stored only as a hash, carry test or live mode, explicit scopes, an expiry and a revoke, and require an approved access request first. A write tool refuses to run on a test-mode key. Managed at /dashboard/mcp.

On each page load a JS engine drains queued celebrations and fires confetti, coins, key-drop, streak, and similar animations after workflow climaxes like adding a first property, sending a lease, or receiving a payment. Backend endpoints queue them via a session bag or a per-user pending column that survives redirects, AJAX, webhooks, and cron.

One page that groups every tool you can run on a photo: move-out reconciliation, maintenance triage, move-in condition documentation, and listing-photo grading with a 0 to 10 score and reshoot tips. Each tool runs the same underlying analysis you get elsewhere in the product, gathered in one place instead of scattered across it.

Grades an uploaded document on legibility and completeness, so an unreadable scan or a missing page is caught at intake rather than after you have already relied on it.

Switch on simulation and you get a whole worked portfolio to explore: properties, tenants, leases, tickets and a year of ledger history, written as real records so every screen works on them rather than a handful of pages showing canned numbers. Mozart and the other assistants read the sandbox as well, so you can ask questions and watch actions get proposed before any of your own data is involved. Your real portfolio is untouched and the sandbox is cleaned up for you.

Unified inbox at /dashboard/inbox listing every tenant and prospect thread with unread counts, channel labels, urgency triage, and one-click reply. Also exposes an inbox brief that ranks the top unread threads with a one-line reason and a portfolio summary.

AI Gemini urgency ranking and suggested next step per thread, with a heuristic fallback.

Live two-way direct messaging over WebSockets with typing and read state. Backed by REST send, a conversation list, and paged history between any two users.

Pin, delete, mark read or unread, and export a full chat transcript, plus upload file or photo attachments to any message. Landlords can save canned quick replies to drop into conversations.

Inbox helpers: thread summarizer (a few bullets plus what the landlord still owes the other party), grounded draft replies, bulk-message personalizer from real lease data, tenant-FAQ auto-answer, sentiment and legal-risk flagging, hardship-narrative classifier with resources, and a per-tenant reminder-cadence recommender. Never auto-sends.

AI Gemini for summary, draft, personalize, and FAQ; rule-based for sentiment, hardship, and cadence.

Captures inquiry emails from Zillow, Apartments.com, and other portals into a unified lead inbox with a per-landlord automation mode (Off, draft-only Co-pilot, or auto-send Autopilot). Prospects reply via a tokenized magic-link conversation page with no account required.

AI Grounded reply generation from listing facts and public knowledge only.

Twilio inbound and outbound SMS routed to threads, with maintenance-by-text ticket creation, approval replies, delivery-status handling, and a pre-send eligibility check. Enforces TCPA consent and STOP, START, and HELP keywords.

AI Maintenance intent parsing from inbound texts.

Multi-role sender profiles (info@, billing@, support@, no-reply), white-label branding, transactional vs marketing handling, and a full branded template library. Includes an unsubscribe and preference center with RFC-8058 one-click unsubscribe and per-category opt-outs.

Web Push via VAPID plus native device and token registration for messages, tickets, leads, and expirations. Supports subscribe, unsubscribe, status, log-out, and a test send.

Pick a recipient group and send a broadcast email or SMS to many tenants at once, queued for delivery, with a per-message audit log and tenant-list CSV export.

AI AI drafts the bulk message body.

Generate a personalized email to one tenant with balance and lease placeholders resolved, for the landlord to edit and send.

AI Gemini writes a tailored subject and body from the tenant's real lease and ledger.

Choose which automated reminders go out, on what lead time, and over which channel. The automated tenant reminders sit in Settings where landlords look for them rather than on a separate page, and the reminder's status filter matches the tile that counts it.

Every notification the product raises, folded into the Inbox as an Updates tab rather than living on its own page, with the unread count carried on the rail. Read, dismiss, and jump straight to the record a notification is about.

Tenant messages their landlord and, as an applicant, continues leasing conversations with the leasing agent, with a contacts list.

Set a preferred inbox language so incoming and outgoing messages are auto-translated, with provenance recorded.

AI Message translation.

When Luna abstains it opens a durable tenant question; the manager answers it and can promote answers into a tiered property knowledge base (public, tenant, leaseholder, secret) at /dashboard/luna-questions.

AI Luna reads the knowledge base to avoid guessing next time.

Landlord announces that online rent payment is available, chooses recipients, and sends an email.

AI Gemini drafts and re-tones the announcement subject and body.

Phone line into Luna for maintenance triage with Spanish support and an emergency safety floor. See Maintenance section 4 for detail.

AI Yes.

Raise a support ticket from the chat widget for the Rentari team to follow up.

A header bug or idea widget on the landlord, tenant, and vendor portals lets any signed-in user submit a feature idea or bug report with severity, auto-captured page URL, and browser. Submissions are routed to the Rentari.ai team.

Toggle email notification preferences and screening-related notification preferences for the account.

Vendor views and updates their own SMS consent for dispatch texts, supporting TCPA opt-in and opt-out.

Newsletter subscription endpoint plus a general contact-form submission, including the brand-site contact path.

Iris drafts your reply to a prospect's latest message on a lead thread. A prospect is an unverified stranger, so Iris is grounded in the listing facts plus your public property knowledge only, and never reads your tenant-only or private notes. Each draft comes back with two flags: whether it needs you (Iris hit a fact it does not hold, or a decision that is yours to make), and whether every claim was grounded and nothing was left open. In co-pilot mode you see the draft, edit it, and send it yourself. Only autopilot may send on its own.

Remi answers Rentari's own company phone line. Remi greets you as Rentari, works out why you are calling (looking at the product, an existing customer, support, a partnership, or a general question), answers product and pricing questions from published information, and takes a message so your call goes somewhere. Remi is a different assistant from Luna: Luna is the per-building maintenance line that knows your tenants, their leases and their tickets, while Remi is Rentari's front desk and does no tenant lookup and opens no tickets.

One email each weekday morning that answers three questions without you signing in. Where the portfolio stands: units, occupancy, active leases, rent collected this month against what was billed, and the profile gaps that quietly stop money moving, such as an unfinished identity check or payouts that were never switched on. What moved since the last digest: payments that landed, tickets that opened, applicants who applied, leases that got signed. And what needs you today. Monday's edition covers Friday, Saturday and Sunday rather than the last 24 hours, so a weekend never falls in the gap.

AI A short written summary over the same deterministic signals behind the dashboard's Today's Brief. The numbers are counted, not generated.

One pane covering renewal-notice windows, SCRA-protected tenants, overdue deposit returns, annual disclosures, missing signatures and insurance gaps, with per-item state tracking and a summary endpoint.

AI No (rule checks).

Approve or decline AI proposals from an email magic link (no login) or in-app, bulk approve or reject, set global or per-feature pilot mode, and pause or resume automation.

AI Underlying proposals are AI-generated.

Search the full audit trail (signings, payments, SCRA attestations, deposit returns, FCRA disclosures, eviction filings) from a dedicated page.

Users run a Stripe Identity check with live document capture and a matching selfie from a branded landing page, then return to where they left off; the flow is idempotent so a pending session is reused rather than charged twice. A completion page polls live status across pending, verified, requires_input and canceled, gives a friendly reason for each failure, and a manual refresh reconciles cached state when a webhook is missed. On verification it emails a confirmation, fires an on-screen celebration, and retries the move-in ledger and monthly rent generation held back before verification cleared.

Identity verification is optional by default; a landlord can opt in per portfolio so tenants must verify before move-in charges post and accounted vendors must verify before dispatch, with a global env kill-switch to force it on org-wide.

On a successful tenant verification, the data Stripe extracts from the ID is auto-compared against the typed application (first name, last name, DOB) and mismatch flags are persisted on the matching lead for landlord review.

AI Deterministic auto-compare of extracted ID fields vs typed application data.

Send pre-adverse and adverse-action notices and run the FCRA-linted decline choke point for a screened applicant.

Extend a conditional approval before the criminal-history check and record a structured individualized assessment of any criminal flag, satisfying HUD 2016 guidance and Ban-the-Box laws (NJ, NYC, Cook County, Seattle, Oakland, DC).

Flags any lead or referral source whose approval rate runs well below the portfolio average as a self-monitoring disparate-impact signal, using no protected-class data.

A tenant submits a disability accommodation request (service animal, ESA, physical modification, policy change) and the landlord approves, denies, or requests verification with a full audit trail.

A covered HUD-assisted tenant submits an encrypted VAWA self-certification claiming protection and the landlord acknowledges receipt, writing a confidential audit row.

Public endpoint to report a suspected fair-housing or discriminatory listing violation.

On-demand CCPA/GDPR erasure of a specific lead's data, plus applicant self-withdrawal from the pipeline.

A central 50-state library of notice periods, late-fee caps, deposit-return windows, entry-notice hours, rent-increase caps, cure periods and statute citations, injected into every generated notice, disclosure and lease render so the document shows the correct state-specific values and cite.

State variants of leases and notices surface a real state-law facts panel (deposit, notice period, late-fee cap) plus a statute link pulled from the verified state-laws dataset, adding indexable state-unique content.

Governing-statute name and citation data for five non-residential verticals (manufactured/mobile-home lots, self-storage lien law, assisted living, condo/HOA, student housing) across 50 states plus DC, powering the per-vertical lease and forms documents behind the Markets pages, with a coverage lint that blocks silent over-claiming of state compliance.

Start eviction cases, generate jurisdiction-specific notices, record service, hearing, outcome or cancel, attach documents, and generate a downloadable evidence packet for a case. Tier-3 and typed-confirmation gated.

AI No (deterministic notice engine).

Before a filing, checks the ledger shows a real unpaid balance and that a pay-or-quit notice was logged at least the state cure period ago, plus a fair-housing reminder, returning blocking findings.

AI No (DB + state rules).

Public dashboard tracking state housing bills across 9 categories (deposit, eviction, habitability, fair housing, rent control, disclosure, fees, screening, other) with hero stat counters and per-state and per-category breakdowns, a detail page per bill (status, impact, confidence, attorney-review flag, effective date, full-text link, related bills), and a JSON API driving client-side filter, sort and free-text search. A signed-in landlord can subscribe to status changes on a bill.

AI Rule-based bill categorization and impact ranking (critical/high/medium/low).

For a signed-in landlord, tags each bill with how many owned properties sit in that state and renders per-property impact tiers (direct/monitor/none) from the bill category, lease counts, deposit-holding leases and vacancies. One click queues the bill's drafted lease addendum against every active lease in that state as pending rows the landlord must still approve, and the addendum can be downloaded as a dependency-free Word .docx with a not-legal-advice disclaimer.

AI Category-aware impact heuristic plus templated per-category lease addendum drafts.

When a sync creates a new bill, landlords with active leases in that state get an in-app notification linking to their compliance tasks.

Standalone legal notices: FCRA disclosure and summary of rights, HUD 5380/5382/50059/9886 and VAWA notices, a 1099-MISC vendor guide, privacy and terms (each with a changelog), and equal-housing.

HUD Total Tenant Payment calculator for affordable-housing units.

Servicemembers Civil Relief Act early lease-termination calculator that computes the SCRA termination and effective date from a notice date.

Manage social-housing schemes, an applicant waitlist and queue, rent-geared-to-income (RGI) calculation, and housing an applicant into a unit.

Track units in HUD programs and recertification due dates, list recert-due units, and produce a recertification document checklist and a caseworker export sheet with roughly 12 months of HAP history.

Look up published HUD FMR or SAFMR by ZIP and bedrooms and validate a unit's asking rent against payment standards (voucher rent check).

Audit a lease against Housing Choice Voucher requirements (24 CFR 982) and splice on the HUD Tenancy Addendum.

Track expected vs received Housing Assistance Payments, auto-generate deposits, post to the ledger, and reconcile mismatches.

Crowdsourced public-housing-authority directory (payment standard, inspection cadence, HAP day) with CRUD that overrides downstream surfaces once linked.

Walk a unit through the standard inspection checklist, record pass or fail with photos per item, and finalize a result.

Scan marketing or lease copy for discriminatory phrasing ("no Section 8") with jurisdiction-rated findings, per property or listing.

Insurance quote and bind endpoints in partner framing (no live carrier yet), plus tenant policy upload with a landlord approve or reject workflow and dashboard status.

AI Gemini policy extraction and summary.

The effective-dated compliance record at the center of the affordable-housing module. Approving a new certification supersedes the previous one and leaves it readable rather than overwriting it, so you can answer what was in force on a given date and compute the impact of a backdated income change on what is actually owed. A recertification queue sits where you already work, so units coming due surface instead of relying on a date somebody typed once.

Vacancy loss, unpaid rent and tenant damages are claimable against a HAP contract, and most of them are never filed because nothing reads a move-out, a written-off balance or a damage cost as a claimable event. The opportunities view walks your own ledger and lease history and surfaces the events that look claimable, showing the evidence it used. It is deliberately conservative: it proposes, it never files, and it never invents an amount it cannot evidence from a record you already have.

Discriminatory phrasing in listing copy is caught and corrected rather than merely blocked, so you get compliant wording back to review instead of a rejection with nothing to publish.

Vendor dashboard covering assigned tickets, ticket detail with photo upload and messaging, ticket state transitions, and materials logging. Includes a suspended-account view and a mobile PWA manifest.

Cloud document storage where tenants upload, view, and download their own files through authorized streaming, and landlords manage the full vault with version chains, share links, bulk move/delete/share, expiring and needs-attention queues, tenant document requests, and a year-end export.

AI Gemini RAG chat answers questions over document embeddings, with deep semantic search and smart-folder auto-classification.

Renters build and edit a directory profile (headline, bio, budget range, beds/baths wanted, move-in window, target areas, pets, employment, income, credit range) with a profile photo, prefilled from their tenant record, then publish or unpublish it to the landlord-only directory behind a minimum-data guard. A verified-ID badge is set honestly from Stripe Identity and is a trust signal, not a publish gate.

Vendors edit their public Find a Local Vendor profile (specialty, tagline, hourly rate range, service area, availability, insurance, gallery photos) and publish or unpublish it behind a specialty, tagline, and city gate. Saving converts rates to cents and geocodes the address, and gallery uploads enforce a per-vendor storage cap (50MB unlisted, 200MB listed) with a 30-day grace window.

Renters search vacant listings by price, beds, and verified-only filters, save favorites, and open a side-by-side compare view.

AI Gemini parses natural-language queries into structured filters and generates a per-listing 'why this fits' rationale for the renter's query.

Single-use, time-limited links let a guarantor pay through without an account, routing funds to the landlord's Stripe. A dashboard views invoices and resends or cancels them, alongside a cosigner-notices page.

Renters see all directory invitations with landlord name, message, listing details, and status, then accept or decline with an optional response. Accepting a listing-tied invite routes to the prefilled application and notifies the landlord.

Landlords and tenants review vendors after a job, and vendors can request reviews and publicly reply to them.

Vendors browse open bid opportunities and nearby jobs and submit competitive bids from the portal.

Vendor sets availability and subscribes to a personal .ics calendar feed of assigned jobs that syncs into external calendar apps.

Vendor checks in on arrival at a job, capturing a timestamped on-site check-in that verifies presence and starts the work window.

Either side raises a dispute on a ticket invoice with a reason and note, opening a dispute status for resolution.

A suspended vendor submits an appeal for review rather than being locked out with no recourse.

Vendor dashboard listing incoming landlord connection requests with landlord details, message, and status to accept or decline.

Generates a vendor credentials and verification letter summarizing the vendor's on-file compliance documents.

Tenant-facing signing page that renders the lease PDF preview alongside signature and initial fields.

AI Shows an AI plain-English lease summary next to the document.

Tenant registers up to two vehicles for the property, optionally by uploading a photo that auto-fills the details.

AI Extracts make, model, color, and plate from a vehicle photo.

Tenant issues time-limited guest parking passes with a shareable public link and QR view, and can revoke them.

Neighborhood tab that maps nearby places by category around the tenant's home address on a Leaflet map with a typed sidebar list.

AI Gemini structured output returns real place markers, cached per lease and category, never fabricated.

Community marketplace where residents post and remove items for sale or giveaway within the property.

Tenant views insurance partner offers and their coverage compliance status (active, pending review, or rejected with a landlord reason) for the leased unit.

Role-scoped training libraries: a tenant Academy at /dashboard/renter/academy leading with the Tenant App track, and a vendor-role-gated Academy at /dashboard/vendor/academy leading with vendor onboarding. Both keep their CTAs inside the portal session.

Owner sees documents the property manager shared to them and streams or downloads each file, authorized strictly on owner_id so they see only their own docs.

An applicant's former landlord opens a token link and answers an 11-question rental-history questionnaire (tenancy dates, rent, on-time payment, NSF, violations, notice, condition, damage, would-rent-again, comments) with a name and attestation, no account needed. Captures responder IP and shows an expired-link error state on bad or stale tokens.

Anonymous upload page reached via a signed token so a tenant or applicant can submit a requested document (for example an insurance policy) without logging in.

A tenant's calendar shows their own events, not the portfolio's, so nobody sees another resident's inspection, showing or lease date.

Server-rendered homepage plus About, Contact, Trust, Operations, Pilot-mode, Security, Careers, Events, and get-the-app / download pages that pitch the product with SEO and JSON-LD. Roughly 100 public pages, structured markup throughout.

Conversion-optimized paid-ad landing variants including the /go homepage-ad page, /lp, and the /best-property-management-software SEO landing.

About 35 dedicated feature pages covering leasing, leasing-inbox, rent collection, screening, messaging, management, maintenance, vendors, vendor-payments, marketing, syndication, listing-protection, bank-feed, accounting, reporting, documents/e-sign, IoT, lease-audit, income-verification, expense-tracking, renters-insurance, custom-websites, and landlord-verification.

Marketing pages for the AI products: AI Operator (Mozart co-pilot), Tenant AI (Luna), Luna by voice, Ask-AI, and the /damage-detection page.

AI Showcases the Gemini co-pilot and voice AI features.

Vertical use-case pages for tools, listing, applications, screening, leasing, rent-collection, maintenance, eviction, accounting, and portfolio.

A /compare hub plus 22 /vs/{competitor} head-to-head pages against Buildium, DoorLoop, TurboTenant, AppFolio, and more.

An /alternatives hub and /alternatives/{slug} 'best alternative to X' SEO landing pages.

Keyword-targeted landing pages such as /property-management-software, /cloud-based-property-management-software, /tenant-background-check, /software-rankings-explained, and /reviews.

A Markets hub with per-market detail pages and a Cities hub with per-city rental guide pages, generated for local SEO.

An /answers hub and /answers/{slug} pages answering common landlord and renter questions for long-tail search.

Blog index, category pages, and posts, plus a news hub with per-article and news-media pages. Includes a personalized industry-news brief and a grounded reader Q&A assistant over blog content.

AI Gemini news summarization for the personalized brief and grounded blog/article Q&A.

50-state law pages (/state-laws, /laws/{state}, /renter/laws) with AI plain-English rewrites and a free-text state-law question box.

AI Gemini plain-English rewrites and grounded state-law Q&A.

Per-state lease-agreement landing pages at /lease-agreement/{state}.

A public /academy page showing the full lesson library grouped by category with a featured row, readable in full without signing in. Every lesson is a written walkthrough at /learn, so it loads instantly, is searchable, and can be skimmed or linked to a single step. Logged-out visitors get no deep-link CTAs so they are never bounced to sign-in.

A crawlable, server-rendered Help Center at /help grouping articles by persona and category with client-side tabs and search, plus per-article pages at /help/{slug}. Also covers the rental glossary, FAQ, and avoid-scams safety guide; /support and /support pages redirect here.

Grounded Q&A chat on the Privacy and Terms pages that answers questions from the actual policy text.

AI Gemini grounded policy Q&A.

A searchable, SEO-crawlable catalog of 182 landlord and tenant forms across 9 categories, with metadata rendered into the page so it is crawlable without JS. Each form has a per-page watermarked PNG viewer (no native PDF, no save/print) and a guided field-by-field fill flow, with old preview.pdf and download URLs redirecting in for back-compat.

A split-pane fill page for the roughly 55 v2 forms where typing debounces a render that updates watermarked PNG preview pages without reload, with values auto-formatted (currency, dates) and per-form derivers computing totals, deltas, and percentages. The completed form downloads as a watermarked, image-only PDF that requires login and validates required fields first.

A free-tools hub plus interactive calculators for ROI, security-deposit, late-fee, prorated-rent, and rent-affordability, each with SEO-friendly aliases.

A suite of anonymous, throttled AI demos: a deal analyzer (cap-rate, cash-on-cash, BRRRR verdict), a receipt-to-Schedule-E categorizer, a listing draft and multi-channel syndication simulator, a maintenance triage card, a vendor-match shortlist, and a draft-tenant-pitch email generator.

AI Gemini investment reasoning, vision receipt OCR, listing copy, maintenance triage, vendor matching, and email drafting.

On /damage-detection, upload a unit photo and get a chargeable-versus-normal-wear verdict with an estimated repair cost.

AI Gemini vision damage assessment.

A public tool at /lease-audit that runs an uploaded lease through an AI risk review, flagging issues, statute conflicts, and a score, with no account required.

AI Gemini opposing-attorney lease review.

A public scam-check tool that scores a suspicious rental listing or message, plus a report-listing endpoint for flagging scams, surfaced on /avoid-scams.

AI Gemini scam-risk analysis.

Renter-facing public listing search, individual listing detail pages, and a sample listing used for marketing screenshots.

An anonymous pre-qualification check against a listing's actual rent and criteria that returns plain-language reasons and informs the renter, never auto-declining.

AI Gemini-Flash pre-qualification reasoning.

Machine-readable Zillow and Apartments.com XML feeds of a landlord's published listings, plus per-channel XML/RSS listing feeds at /feed/{channel}.xml and a renter search endpoint.

Anyone can browse the Find a Local Vendor directory with filters for keyword, specialty, city, state, availability, max hourly rate, and insured-only, plus pagination.

A public vendor profile showing tagline, rates, gallery, and computed performance stats (completed jobs, average completion days, average landlord rating) from maintenance history, with a view counter. Logged-in landlords see Connect and Bookmark controls.

A product chatbot embedded on every public marketing page, open to logged-out visitors with rate limiting and length caps, answering grounded product questions.

AI Grounded Vertex AI chat with guardrails.

A host-resolved white-label public surface under a landlord's own domain or subdomain: branded home, blog index and posts, brand pages, and a brand-site contact form.

The public marketing site is intentionally English-only: the language switcher is removed and auto-translation disabled, so every public page renders in English regardless of locale cookie, query param, or Accept-Language header, while the authenticated tenant and vendor portals keep the real switcher.

A security and trust page exposing a live security-status snapshot plus AI triage and vulnerability-report intake endpoints.

AI Gemini report triage.

The demo page sends you the demo straight away instead of queueing you behind a salesperson. Fill in the short form and it arrives, rate-limited to one per address per day.

Multi-step account creation with password-policy enforcement, phone/email verification, promo/referral capture, and a Turnstile bot gate that creates the landlord account and boots them into the dashboard. During signup a user can upload a photo or PDF of an ID or business document to prefill the form fields.

AI Gemini vision extracts name and business fields from an ID or business document to prefill signup (rate-limited by IP).

A login landing page plus an account-first flow that checks whether an email already exists and can verify a code before asking for a password. A safe post-login redirect preserves deep links.

One sign-in for both consoles: your Rentari.ai credentials open Rentari IQ without a second account or a second password.

After a correct password the user enters a one-time code sent by SMS (email fallback) to finish login. A separate step-up flow requests and verifies a fresh code to re-confirm identity before a sensitive action. Dev bypass code is 000000.

Sign in or sign up with Google (authlib), preserving the intended post-login destination. Apple (stateless form_post OAuth) and Facebook tiles appear only when their respective provider credentials are configured.

Forgot-password via a signed, expiring email reset link, plus an alternative phone flow that sends an SMS OTP and lets the user reset with the code.

24-hour email-verification magic links with resend. Verification gates tenant-side reads of screening data, auto-provisioned accounts start unverified, and changing the email resets verified status.

Add or change a phone number and confirm ownership with a Twilio SMS code before it is trusted for 2FA.

Native app account creation plus Google and Apple sign-in that exchange a provider token for Rentari session tokens, with Bearer access and refresh tokens and device/push registration for the Expo/React-Native app.

Five roles: landlord, tenant, vendor, manager, and co-owner. Managers and co-owners scope to the parent portfolio and can countersign leases.

Every actionable row in the rail carries a live count of what is waiting behind it, and a collapsed group rolls its children's counts up, so nothing needing attention is hidden one click down.

Invite team members, accept by token, revoke invites, change roles, and remove members, all scoped to the parent portfolio.

Stripe Identity (government ID plus selfie) with auto-compare against application data and mismatch flagging.

AI Mismatch detection against application data.

Connect a Stripe payout account, complete onboarding (with prep email and return bridge), check connect status, view the Stripe dashboard link, and disconnect. Vendors have their own onboarding path.

Edit name, business profile fields, and account settings, and upload or remove a profile/avatar photo. From settings a landlord can upload a CP-575, LLC formation doc, business license, or ID to get proposed business-profile values, which are never written until the landlord clicks Update.

AI Gemini reads a business document and proposes business-profile field values (never auto-writes).

Tenants edit contact info, emergency contact, employment, and password, and manage SMS consent, notification, and locale settings.

Central settings page for business info, preferences, reminders, and auto-renewal, including landlord-level lease defaults applied to newly generated leases.

AI Settings advisor suggests reminder and auto-renewal preferences from a portfolio snapshot.

Track the things only your portfolio cares about, without waiting for them to be built in: the date a roof was replaced, an HOA gate code, which listing site a tenant came from. Define a field once and choose the record it belongs to (property, unit, lease, tenant or vendor) and what it holds: text, a number, money, a date, a dropdown of your own options, or a yes / no tick. An Additional details card then appears on every record of that type, and the field becomes a column you can add to a report, sort by, filter on, group by, and total or average when it holds money or a number. Retiring a field hides it without disturbing the reports that already use it, and a field a saved report still needs cannot be deleted by accident. Only you and your team see these; tenants and vendors never do.

Choose the account's market or vertical from a catalog to personalize product terminology, or clear it back to the general default.

An onboarding wizard with skip, business settings capture, and a path-to-first-rent checklist on the dashboard that reads your real portfolio to show what is left.

AI AI property prefill and entity-type suggestion.

A setup checklist in the help drawer (add a property, add a tenant, create a lease) whose done-state is computed from real portfolio signals, with a progress bar that hides once fully set up.

Book a live one-on-one setup call with the Rentari team from the dashboard, for landlords who would rather be walked through the first property than read about it.

An authenticated training center that renders the lesson grid and the written lessons inside the dashboard shell, with per-lesson 'Open this feature' deep links to the live product page. Each persona (landlord, tenant, vendor) has an ordered 'Start here' track that walks a new user from first login through running the product. Academy covers a single task in a few minutes; this handbook is the reference underneath it.

Interactive intro.js-style walkthroughs that highlight real on-screen elements step by step from a per-article selector map, listed in the drawer with Start/Replay and page-aware ordering. Completed-tour state syncs to the server so Start/Replay and the first-run hint follow the user across devices. Currently active in the landlord shell; tenant and vendor are planned.

A keyboard-driven jump to any page, record or action from anywhere in the dashboard, without hunting through the rail.

A dashboard API returns progress-gating setup tasks so a persistent banner nags until they are done: a tenant under an identity-requiring landlord must verify to unlock move-in rent and deposit, and an operating landlord must connect Stripe Connect payouts.

Invite property owners, manage an owner roster and equity via OwnerEntity, generate monthly owner statements (income, expenses, management fee, draw) gated behind acknowledgement, and share documents to owners. Invited owners get a tokenized page showing the property, their ownership percentage, and PM name, then accept as a matching user or register a new owner account, and manage a self-service owner profile with an AES-encrypted tax ID for 1099 purposes.

Run the whole app under your brand (logo, favicon, colors, CSS across the dashboard, resident and vendor portals, and sign-in) with branded tenant/vendor emails. Claim a free name.rentari.ai subdomain or connect a custom domain with verify/provision and automatic HTTPS, and deactivate branding.

AI Color-contrast guard on brand colors.

Property managers edit their branded public marketing site with a site-settings editor, custom-pages CRUD editor, and a blog-post editor scoped to their own white-label domain.

A landlord referral dashboard with a personal code, stats, and reward tracking, plus /ref/{code} attribution and an apply-a-code endpoint.

AI Gemini drafts referral invite messages.

An in-dashboard roadmap page where landlords request features and help shape the product.

Self-serve subscription in three flat annual tiers that scale to any portfolio size, per unit only above 50 units, with Stripe checkout and a billing portal. Prime takes a card at checkout and bills your first month there and then, so there is no trial clock to track and nothing to cancel before a surprise charge. Comped and coupon accounts get paid features with the billing UI hidden until the grant expires.

A read-only seeded portfolio for trying the product, toggle in and out, with all non-GET requests blocked while in demo.

Request account deletion (including self-service from the mobile app) with a grace window, feeding the deletion-and-restore lifecycle. A public check-email endpoint and an emailed-token restore link let the user recover the account within the window before permanent removal.

A self and team activity timeline (logins, signings, payment approvals, data access) for SOC 2 evidence requests.

Marks the first-visit welcome modal as seen and records or schedules the in-app app-store review prompt so neither reappears.

A wizard that proposes state-specific settings from the deterministic state-rules matrix for a new landlord, plus an AI empty-state nudge that suggests the next onboarding action.

AI Gemini proposal layered over deterministic state rules.

Confetti and toasts on milestones such as first property, first lease, and first tenant.

Subscribe from the iOS app through Apple in-app purchase. iOS has no continuous slider, so mobile plans are a tier ladder and a unit count rounds up to the next tier that covers it. Annual purchases cap at 50 units because of Apple's $999.99 price ceiling, and a larger annual selection falls back to the equivalent monthly product rather than quietly selling a tier you did not buy.

Ask for your data to be erased, opt out of the sale of personal information on the do-not-sell page, and set your cookie preferences.

A one-click language selector usable from any authenticated portal shell sets the sl_locale cookie for a year and returns to the referring page. It drives the UI across ~30 languages including four right-to-left scripts (Arabic, Urdu, Farsi, Hebrew), falling back to English on unknown locales.

Translates a batch of UI strings into the active locale for long-tail pages the static catalogs do not cover, caching every result in a shared translation_cache table so any string is translated only once per locale fleet-wide. It degrades to English on any model error and is per-IP rate limited with size caps as a denial-of-wallet guard.

AI Gemini Flash localizes UI strings, preserving interpolation tokens; results cached per locale.

Users set a preferred interface and communication language, and landlords pick a persistent dashboard chart theme (brand, glass, cinematic, aurora, and more) that saves per account.

An 80%, 90%, 100% display-size picker in Settings that scales the whole interface, not just the text, so more of a portfolio fits on one screen. It is offered identically in the landlord dashboard and the tenant and vendor portals, and the choice is remembered per browser.

A bottom-right Help FAB opens a slide-over drawer in every portal, searching one ranked index that folds curated how-to articles, real dashboard pages, and Academy lessons into step-by-step Action and Tip guides with screenshots. It is persona-scoped so a tenant never sees landlord-only content.

A version-controlled registry of about 96 self-contained help articles (25 core plus 71 auto-generated), each with persona, category, summary, keywords, the exact dashboard route it explains, an optional Academy lesson, and numbered steps. Served via single-article and persona-grouped list endpoints.

A helpful or not-helpful vote with an optional comment on any help article, from the public page or the in-app drawer. It works anonymously, captures the user id when signed in, and is best-effort so a write failure never breaks the widget.

Landlords submit and upvote product feature requests, and a match surfaces semantically similar existing requests to avoid duplicates.

AI Gemini semantic dedup matching.

A do-not-sell page, a cookie-preferences save endpoint, and a CCPA privacy opt-out endpoint.

The legal entities you report on separately. You create one book per entity and assign each property to the entity that actually owns it, so a P&L, trial balance, or balance sheet runs for one entity instead of only for the whole portfolio. Creating a book seeds its chart of accounts, so a new entity starts with accounts already in place rather than a blank page. Property assignment is effective-dated.

A queue for what you owe: enter a bill, let it sit until you are ready, then settle several at once with batch Pay bills. Paying writes the expense ledger row in the same transaction, so the payment and its expense row land together and never one without the other. Paying can also record a check, taking the next number from the register so no two checks share one.

A managed next-check-number sequence, so the number comes from the register instead of from a note on your desk, with a printable check and stub.

Batch offline income rows (cash and paper checks) into one printable bank deposit slip, so what you carry to the bank matches one record instead of a dozen loose entries. Each slip freezes a snapshot of the items it contained at the time it was made.

A manual adjustment to the books moves through draft, then pending approval, then approved or rejected. An entry that changes the accounts carries a reviewer rather than landing on its own.

Each book carries its own chart, and you rename, re-parent, and deactivate accounts to match how your bookkeeper already works. Per-fee GL binding sends platform fees to the account you chose.

One merged, chronological, running-balance feed for a single vendor, tenant, owner, or chart account. A vendor's money arrives from three places (bills, checks, and payments), a tenant's from the ledger, an owner's from statements plus distributions. This is where one contact's whole story reads in order, with a balance that moves.

A grid for entering many bills at once instead of one form at a time. Each row takes the same details you would enter on a single bill, so nothing about the entry changes except the speed.

Roughly 45 downloadable reports, grouped so you can find one without hunting. Financial covers the general ledger, trial balance, balance sheet, AR aging, delinquency, rent paid, income by unit or by charge type, 1099s, depreciation and security deposits. Leasing and operations covers lease details, current tenants, vacant units, work orders, open and completed tasks, screening usage, e-sign activity and the audit log. Per-vertical and HUD tiles, available for the portfolio types that use them, cover the HAP split, the recertification calendar, the CAM roster, senior-care billing, occupancy by bed, HOA dues, lot rent, storage occupancy and coworking memberships.

When no ready-made report answers your question, build your own: pick a dataset from the supported list, pick the columns you want, and preview the result (capped at 100 rows) before you commit to it. Save it and it is yours to rename, reconfigure, run again, or delete. Saved reports stay scoped to your own portfolio.

Put a report on a schedule and stop chasing it: choose what goes out, how often, and who receives it. Edit the schedule later, pause it in a quiet month, resume it, delete it, or send the report once right now without disturbing the recurring run.

Profit and loss (P&L), cash flow, rent roll and owner statement, each exportable as CSV or PDF, plus a columnar variant of the owner statement. Rentari can draft a plain-English narrative on the P&L and the owner statement, so the numbers arrive with an explanation of what moved and why.

Your expenses are mapped to their IRS Schedule E lines automatically, with an on-screen summary you can read long before tax season, a per-year view, and CSV or PDF export to hand to your accountant. The category matching is AI-assisted, and you can see exactly which line each expense landed on.

Chart-based reporting for the times you want the shape rather than the rows. Open one report on its own page or view them all together, both drawn from the same underlying data, with a theme switcher so the charts read well on whatever screen you are presenting from.

A documented REST API over your own portfolio: list and fetch properties, and list tenants, leases, maintenance tickets and payments. Requests are authenticated with a Bearer key and rate limited, and every list response is cursor paginated, so you can page through a large portfolio without skipping or repeating a record.

A live key can create properties and units and send a real applicant or tenant invite email. Every write accepts an Idempotency-Key, so when your integration sends one and then retries a request after a timeout or a dropped connection, you get the original result back instead of a duplicate property or a second invite going out to a real person.

Every key you mint is either test or live. A test key reads your real portfolio, so you can build against the true shape of your data, and is rejected on any write. Nothing you run with a test key can change your records.

Mint keys from your developer dashboard. The full key is shown once, at the moment you create it, and only a hashed version is stored, so copy it then: it cannot be read back later. You can list your keys and their details, revoke one the moment it leaks, and keep up to 10 active keys at a time.

Before keys are minted you submit a short access request: your company, what you plan to build, the volume you expect, and the kind of integration it is. You can check its status at any time, and key minting opens once the request is approved.

Instead of polling for changes, register your own endpoint and Rentari pushes events to it as properties, leases, tenants and payments change. Each endpoint is issued its own signing secret and every delivery is HMAC signed, so your server can verify a request genuinely came from Rentari before it acts on it. Register, list and delete endpoints yourself.

Paste an API key into the AI you already use (Claude, Cursor or ChatGPT) and it can pull your portfolio directly: your properties, tenants, leases, maintenance tickets and payments. It runs on the same key, the same authentication, the same portfolio scoping and the same rate limits as the REST API, so your assistant sees exactly what your integrations see and nothing more. No exports, no copy and paste, no separate credential to manage.

Choose your market from the catalog in settings, or clear it and go back to the general default at any time. It is purely personalization: it changes the words you read and puts your market's tool in the sidebar. Your properties, your data and your billing are untouched.

The three generic nouns the product leans on (tenant, property, unit) are remapped to the words your market actually uses, in the singular and the plural. A storage operator reads customers and facilities, a manufactured-housing operator reads residents and communities, a coworking operator reads members and locations.

Report column headers pick up your market's labels too. Only the headers change: the figures underneath are untouched, so a CSV export still reconciles line for line with the table on screen. With no market set, headers stay generic, which is the honest default.

Your market's dedicated tool appears in the navigation rail only when your account operates in that market, so nobody else carries a sidebar full of screens they will never open. Affordable housing and investment management each surface more than one.

A report that groups income by what it actually was (rent, care fees, association dues and special assessments, membership fees, CAM charges, housing assistance payments) with billed against collected, so your vertical billing lines stay visible instead of collapsing into a single rent line.

The governing statute name and citation for five non-residential markets (manufactured-home lots, self-storage lien law, assisted living, condo and HOA, student housing) across all 50 states plus DC, feeding the per-market documents behind these pages.

At /dashboard/student-housing you break a unit into individually priced beds, each with its own rent, label and occupant, and see leased against available across the whole property with the rent each bed carries. A manager or co-owner sees the same beds you do, and nobody outside your portfolio can reach them.

One click posts this month's rent for every leased bed as a charge against that bed's resident, due on the first. Unleased beds are skipped. Run it twice and the second run skips anything already billed for that month, so a double click never double bills.

Every bed across your by-the-bed units in one export: occupant, leased or available, and per-bed rent, with leased against potential totals.

At /dashboard/military-housing you enter the notice date and the lease's rent due day and get the termination and effective dates back. It follows the Servicemembers Civil Relief Act (50 U.S.C. 3955): a servicemember with PCS orders or deployment orders of 90 days or more may terminate, and for a lease with monthly rent the termination takes effect 30 days after the first rent due date that falls after proper written notice and a copy of the orders. It handles the awkward cases, such as a 31st due day in February. Guidance, not legal advice, and the page says so.

Protected tenants appear on the compliance dashboard alongside renewal windows and disclosure deadlines, and an active-duty self-attestation is captured at signing and kept in the audit trail. Nothing is billed from this screen: it is date math and a record.

At /dashboard/affordable-housing, the core affordable computation, using the same line items as the HUD-50059 and citing 24 CFR 5.628 and 5.634. TTP is the greatest of 30 percent of monthly adjusted income, 10 percent of monthly gross income, the welfare rent where a state applies one, and the PHA minimum rent. From there it gives you tenant rent to owner (TTP less the utility allowance), a utility reimbursement when the allowance exceeds TTP, and the assistance payment (gross rent less TTP). Guidance, not a substitute for the housing authority's official calculation.

The effective-dated compliance record itself, and the spine of the whole affordable module. Approving a new certification supersedes the prior one for that unit and leaves the old one readable, so the question an auditor actually asks (what was in force on this date) has a real answer instead of whatever the field says today. A backdated income change computes what is genuinely owed rather than quietly rewriting history. Every figure is arithmetic, not an AI estimate.

Recertifications that are coming due, surfaced where you already work rather than in a separate reminder system, with the 120-day HUD annual recertification window flagged. A recertification calendar export lists upcoming recerts and inspections for your subsidized units, soonest first.

Vacancy loss, unpaid rent and tenant damages are claimable against the HAP contract, and most owners never file because nothing in their system reads a move-out, a written-off balance or a damage cost as a claimable event. The opportunities view walks your own ledger and lease history and surfaces the events that look claimable, showing the evidence it used. It is deliberately conservative: it proposes, it never files, and it never invents an amount it cannot evidence from a row you already have. Because claim windows vary by housing authority and by program, it reports the event and its age rather than asserting a deadline that may not be yours.

At /dashboard/hap-reconciliation, expected against received Housing Assistance Payments per voucher unit per month. Seed the expected rows for the month in one action, mark payments received so they post to the ledger, and read the gap on each side. The split matters because the remedy differs: a short tenant share is a dunning and late-fee question, a HAP shortfall is a dispute with the housing authority, and a late HAP is a follow-up with the caseworker and never an eviction posture against the tenant.

A shared, landlord-contributed directory of public housing authorities at /dashboard/phas, carrying payment standard, inspection cadence and HAP payment day. Link a subsidized unit to its authority and the downstream surfaces (the rent-reasonableness check, inspection cadence defaults, payment timing) read that authority's values instead of a generic assumption.

Walk a unit through the standard pre-inspection checklist before the real inspector arrives: record pass or fail per item with photos, then finalize the run. The result writes back to the unit, so the per-unit chip on the property page reflects your latest walk-through without you going and updating it.

Register a unit as subsidized with its program, voucher type, contract rent, payment standard and recertification dates, then generate a recertification document checklist and a caseworker export carrying roughly twelve months of HAP history, so the packet you hand over is already assembled.

Look up published HUD Fair Market Rent or Small Area FMR by ZIP and bedroom count, and gut-check an asking rent before you submit the Request for Tenancy Approval. The check follows 24 CFR 982.503(b): a payment standard sits between 90 and 110 percent of published FMR, with approved exceptions to 120 percent, and you get a pass, borderline or fail verdict rather than a raw number to interpret yourself.

Audit a lease against Housing Choice Voucher requirements (24 CFR 982) and splice the HUD Tenancy Addendum onto it. The audit is rule-based and deterministic, and it runs alongside the AI state-rule compliance check rather than replacing it.

Scan your marketing copy or lease text for phrasing that turns voucher holders away ("no Section 8" and its cousins), with findings rated against the jurisdiction, per property or per listing.

Two honest caveats on this module. The Fair Market Rent lookup calls HUD's own data service and needs a HUD API token, which is free to register for at huduser.gov; without one the lookup tells you it is not configured instead of guessing a number. And these screens are not on every landlord's sidebar by design: set your account's market to affordable housing and the affordable tools appear in the navigation rail, with /dashboard/affordable-housing linking on to HAP reconciliation, the PHA directory and the rent checks. The rest sit where the work already is, on the property, unit and lease pages themselves. If you run subsidized units and still cannot reach them, contact us.

The signature commercial computation, at /dashboard/commercial. Your tenant's pro-rata share is their rentable square feet over the building's total, billable expenses are recoverable operating expenses less the base year or expense stop, and their base share is one times the other, plus an administrative fee. Against the monthly estimates already collected it tells you whether the tenant owes or is due a refund, and what next year's monthly estimate should be. It is a planning estimate, not a substitute for the exact CAM clause in your lease (caps, gross-up and exclusions all live there).

Save a billing plan per commercial tenant (suite, base rent, monthly CAM estimate, pro-rata share), then post the month in one action. Base rent posts as rent and the CAM estimate posts as its own separate line, so operating-expense recovery never disappears inside a single rent figure. Run it again and a tenant already billed for that month is skipped, and it tells you plainly that the month was already done.

An export of your commercial tenants' saved plans: base rent, estimated monthly CAM and pro-rata share. These are the planning estimates you are collecting against, not a completed year-end reconciliation, and the report says so.

At /dashboard/manufactured-housing a community breaks into lots, each with its lot rent, occupant, occupancy status, and whether the home on it is resident-owned (lot rent only) or community-owned (a full rental). The screen surfaces what operators actually run on: occupancy, vacancy rate, potential against actual lot rent, and the owned-to-rented home mix.

Post this month's lot rent for every occupied lot as a charge against that lot's resident, due on the first. Vacant lots are skipped, and running it again skips any resident already billed for that month, so lot rent shows up in the rent roll and P&L without any risk of billing a month twice.

Every lot across your communities in one export: occupant, home ownership, lot rent and occupancy, with occupied against potential rent.

At /dashboard/investment-management, the underwriting metrics an investor checks on every deal, from a handful of inputs: net operating income, cap rate, annual cash flow, cash-on-cash return, gross rent multiplier, debt service coverage ratio and expense ratio. A ratio whose denominator is zero comes back empty rather than throwing an error at you. A planning estimate, and explicitly not investment advice.

Rather than a blank form, the calculator seeds from what you already have on file, per active property: purchase basis and closing costs, loans and debt service, and rent actually collected over the last twelve months. Anything you have not entered comes back marked as missing rather than as a convincing zero, and the portfolio roll-up agrees with the accounting view rather than drifting from it.

This market pairs the underwriting screen with monthly owner statements, since the people reading your returns are usually the people who need the statement. Each statement carries gross income, expenses, the management fee, ownership share and the net draw, and the owner acknowledges it in their own portal before the distribution is released.

At /dashboard/condo-hoa, the association's dues roll: each unit owner's regular monthly dues, any special assessment against them, the outstanding balance, and whether they are current or delinquent. It rolls up into the four numbers a board asks for: the dues roll itself, the delinquency rate, total outstanding, and total special assessments.

Post the month for the whole association at once. Regular dues and a special assessment are written as two separate itemized lines against the unit owner, never merged, so association money finally reaches the P&L and owner statements as what it actually is. Run it again and an owner already posted for that month is skipped rather than charged twice.

The full dues roll as an export: monthly dues, special assessments, balance owed and delinquency per unit owner.

At /dashboard/self-storage a facility breaks into units, each with its size, monthly rate, customer, and status (vacant, rented or delinquent). The screen gives you occupancy rate, potential against occupied monthly revenue, and the revenue currently at risk in delinquent units.

Post this month's rate for every occupied unit as a charge against that unit's customer, due on the first. Vacant units are skipped, and running it again skips any customer already billed for that month, so storage revenue lands in the rent roll and P&L rather than being tracked separately.

Your unit inventory as an export: size, rate, customer, and vacant, rented or delinquent status, with the at-risk revenue totalled.

Said plainly, because it matters when you are choosing software: this is the inventory, occupancy and billing layer. Gate and access control and lien auction handling are on the roadmap and are not shipped today.

Built for the other side of the table: if you are the corporate tenant doing lease administration rather than the owner, /dashboard/occupier tracks every space you lease and the dates that cost money when missed. Each lease carries a days-until counter to its expiration and to its renewal-option notice date, and leases entering the expiry or notice window are flagged before the window closes rather than after.

The lease list belongs to your account and only your account, and it is deliberately a tracker: nothing on this screen bills anybody, because as the occupier you are the one paying rent, not collecting it.

At /dashboard/social-housing each scheme carries its waitlist: every household with a priority band, the date they applied, household size and current status. It surfaces waitlist depth, the status and priority mix, and how long the households still waiting have actually been waiting.

Set rent at a share of adjusted monthly household income (typically 30 percent), floored at a minimum rent and reduced by any tenant-paid utility allowance. It tells you which basis actually applied, income-based or minimum rent, so the number is explainable to the household. Confirm the ratio and any deductions against your housing authority's own rent scale.

The bridge from the waitlist into real money. Housing a household creates the resident and an active lease at the agreed RGI rent on a unit of that scheme, marks the applicant housed, and advances any matching lead, after which monthly rent bills exactly like any other lease. Overlapping dates on the same unit are caught before the lease is written, and you can invite the resident to the portal separately whenever you are ready.

At /dashboard/senior-living, the monthly bill a community actually builds for a resident: base room and board, the assessed care-level fee, an optional second-occupant fee, and a-la-carte services, plus the one-time community fee. Work it out before you commit it to anyone's ledger.

Each resident sits on a suite with a saved care plan. Applying the month posts itemized charges (base rate, care level, second occupant, each service, and the community fee on the first apply) so the resident or their family pays through the normal payment flow, and every component stays visible in accounting and the rent roll instead of collapsing into one number. This is billing, and only billing: it is never a clinical or health record.

Each resident's monthly care billing (base rate, care level, second occupant, services) shown next to what was actually billed to their ledger this month, so the plan and the money can be checked against each other.

At /dashboard/coworking each location carries its members: plan, monthly fee, seats taken and status. It gives you monthly recurring revenue, the annual run rate that implies, seats in use, and the mix across your plans.

Post this month's fee for every active member in one action, due on the first. Paused and cancelled members are skipped, and running it again skips any member already billed for that month, so membership revenue reaches the P&L on the same rails as rent.

Members by location as an export: plan, seats, monthly fee and status, with active monthly recurring revenue totalled.

This is the membership, capacity and revenue layer. Desk booking and door access control are on the roadmap and are not shipped today.

A 51-entry library (50 states plus DC) of notice periods, late-fee caps, deposit-return windows, entry-notice hours, rent-increase caps, cure periods and statute citations, injected into every generated notice, disclosure and lease render so the document shows your state's value and the cite it came from. The matrix wins over prose anywhere the two disagree.

Before a filing, Rentari checks that your ledger actually shows an unpaid balance and that a pay-or-quit notice was logged at least your state's cure period ago, adds a fair-housing reminder, and returns blocking findings when either is missing.

Renders a state-specific lease or a standalone document for any state straight from the rules matrix, with an optional-addenda picker, a pre-flight compliance check, a watermarked preview before you commit, and email delivery to the tenant.

Every state variant of a lease or notice carries a real state-law facts panel (deposit cap, notice period, late-fee ceiling) plus a link to the governing statute, pulled from the verified dataset rather than written by hand, so a prospect can check the number before signing up.

A dashboard tracking state housing bills across nine categories with per-state and per-category breakdowns, plus a page per bill covering status, impact, confidence, attorney-review flag, effective date, a link to the full text and related bills. Signed in, you can subscribe to status changes on a bill.

Each bill is tagged with how many of your properties sit in that state and rendered as per-property impact tiers built from the bill's category, your lease counts, deposit-holding leases and vacancies. One click queues the bill's drafted addendum against every active lease in that state as pending rows you still have to approve, and the addendum downloads as a Word file carrying a not-legal-advice disclaimer.

Governing-statute name and citation for five non-residential verticals (manufactured-home lots, self-storage lien law, assisted living, condo and HOA, student housing) across 50 states plus DC, powering the per-vertical documents behind the market pages. Where a state is not covered, it says so rather than implying it is.