Property management software for boutique rent rolls

The established platforms are genuinely deep. If you run hundreds of doors, want direct portal integrations, tenant and owner apps, and a support desk that knows your state's tenancy legislation line by line, they earn their price and we would not pretend otherwise. The problem is that they are built and priced for that scale, which is why independent PMs and boutique agencies managing 10 to 100 properties so often end up back in spreadsheets. OneBookPlus takes the other end: a free-to-start core platform (contacts, invoicing, accounting) with a Property Management Suite add-on at $69/month covering the rent roll dashboard, lease lifecycle, arrears monitoring, bond tracking, maintenance workflow and landlord statements, plus separately installable Trust Accounting, AML and short-stay apps. It is deliberately scoped for boutique rolls, not as a replacement for enterprise PM software.

The core platform starts free, Starter is $29/month and Growth is $69/month, all in AUD. The property-specific apps are add-ons: Property Management Suite $69/month (lease lifecycle, rent roll, arrears, maintenance, landlord statements), Trust Accounting $29/month, AML & Compliance $29/month and Short-Stay (STRA) Manager $19/month. Each add-on has a 14-day trial, and you only install the ones your business needs.

Yes, through the Trust Accounting app ($29/month). It gives you separate sales-deposit and rental trust accounts, a receipts-and-payments ledger with running balances, month-end reconciliation against the bank statement, and audit-ready CSV and PDF exports. Trust money never touches your general ledger. Keep in mind trust accounting is state-regulated and audited: your obligations (and audit dates, such as NSW's 30 September) depend on your state, so confirm them and have your records independently audited as required.

From 1 July 2026, tranche-two AML/CTF reforms make Australian real estate professionals AUSTRAC reporting entities. That means enrolling with AUSTRAC, running an AML/CTF program, performing customer due diligence, reporting suspicious matters and keeping records for seven years. The OneBookPlus AML & Compliance app ($29/month, early access) provides workflow tools to support your program: CDD/KYC records, per-customer risk scoring, a sanctions and PEP screening workflow, suspicious-matter report drafting and seven-year retention. These are tools to help you prepare, not legal advice; confirm your obligations and program with a qualified adviser.

Rent collection is tracked per tenancy on the rent roll dashboard, and automated arrears monitoring flags a tenancy the moment it falls behind, showing who owes what and for how long. That turns arrears management from a weekly spreadsheet reconciliation into an exception list you action each morning, and gives you the dated record you need if a matter ever heads to the tribunal.

Yes. The Property Management Suite generates monthly landlord statements as branded PDFs showing rent received, expenses paid and management fees deducted, per property, per landlord. What used to be an afternoon of copy-pasting at month end becomes a generate-and-send step.

Yes, through the Short-Stay (STRA) Manager app ($19/month), built for PMs running short-term rentals alongside the rent roll. It tracks each listing's STRA register status and safety checklist, logs bookings, calculates the short-stay levy (for example Victoria's 7.5%) and non-hosted night caps, flags off-platform bookings for self-reporting, and prepares quarterly or annual levy returns. Rates and caps vary by state and change often, so confirm current figures with your state revenue office.

Probably not this one. This page covers the property management side: leases, rent, arrears, maintenance, landlord statements, trust accounting and the 2026 AML/CTF preparation. If your business is selling property, the OneBookPlus real estate agency page linked at the top of this page covers listings, buyer matching, commission tracking, vendor reporting and agent KPIs. Plenty of agencies do both, and the two run side by side on the same OneBookPlus account.

Yes, and it is worth planning it around a month boundary rather than mid-cycle. Properties, landlords and tenants import from CSV, which every PM platform can export, and lease terms, rent amounts and next-review dates go on each property record as you load it. The parts that need care are the opening trust balances and any part-paid rent periods: those should be entered so the trust ledger opens with balances that agree to the bank on the day you switch, and your auditor is the right person to confirm the cut-over you choose. Keep read-only access to the old system until you have run one full month-end and one landlord statement run on the new one.

No. The Property Management Suite tracks bonds, what was collected, which property and tenancy it belongs to, its lodgement status and the reference once you have it, so nothing sits in limbo and you can see at a glance which tenancies are incomplete. The lodgement itself still happens through your state's bond authority in the way that authority requires, and the same goes for bond claims and disputes at the end of a tenancy. Bond rules, timeframes and portals differ by state, so confirm the requirements that apply where you manage; this is general information, not legal advice.

No. OneBookPlus is not a forms or lodgement system and it does not generate breach notices, termination notices or tribunal applications. Those are prescribed documents under each state's residential tenancies legislation and they have to come from your state's forms. What OneBookPlus gives you is the evidence trail behind them: the dated arrears record showing what was owed and for how long, the maintenance history with who was assigned and when, the inspection record, and the correspondence attached to the property. When a matter does head to the tribunal, the reconstruction is already done.