Made for Newfoundland landlords who do it all themselves.
Tenants, leases, rent, receipts, repairs. Plus what the furnace, the roof and the tank have left in them. One place, instead of six tabs and a folder of paper.
Two plans, and the only difference is size. No add-ons, and no feature locked behind the bigger one.
30 days free. No credit card required.
Rent and leases are the easy half.
The expensive half is the furnace, the roof and the tank. Those are where the money actually goes, and nothing else tracks them for you.
What a 17-year-old furnace costs
The same replacement, bought two different ways.
Planned
You saw it coming. Booked on a weekday, two quotes, the contractor you wanted.
Emergency
It quit in January. After-hours call, whoever could come, no second quote.
Same furnace, same age, $2,400 apart. The difference is knowing it was seventeen.
Figures are typical HVAC replacement versus emergency-call pricing, not a specific job.
What Dweller answers
Did everyone pay rent?
Every property in one view. Who paid, who is late, how much is outstanding, and what it adds up to.
Am I actually making money?
Expenses logged against the property, in the categories the tax return uses. Your accountant gets a clean export, not a shoebox.
What's about to break?
The age and condition of every furnace, roof, water heater and panel you own, and which one is closest to the end of its life.
Illustrative preview. Your portfolio health indicator is based on the asset details you enter.
What your accountant gets
Every expense you log lands on a CRA line as you enter it. In April you send a file, not a box.
- 8521
- Advertising
- 8690
- Insurance
- 8710
- Interest and bank charges
- 8810
- Office expenses
- 8860
- Professional fees
- 8871
- Management and administration fees
- 8960
- Repairs and maintenance
- 9060
- Salaries, wages, and benefits
- 9180
- Property taxes
- 9200
- Travel
- 9220
- Utilities
- 9270
- Other expenses
- 9281
- Motor vehicle expenses
- 9936
- Capital cost allowance, worked out from the assets you already track
Rent is counted in the period it covers, so December rent paid in January stays in December. The pack also carries the expense list, the rent register and your original receipts.
What is included
Everything you need to manage the day-to-day.
Tenants, Leasing & Maintenance
Applications, viewings and signing in one thread. Tenants file repair requests in their portal and can see where each one stands. Lease documents follow Newfoundland and Labrador tenancy law.
Deposits, Done Properly
The deposit sits in trust with the interest calculated, the return deadline is counted from the day the tenant leaves, and the move-out inspection photos file themselves against it.
Welcome Guide & Check-ins
A welcome guide for the unit, seasonal reminders, and check-ins. A tenant who knows how the place works reports the leak on Monday instead of the following month.
See the systems, condition and aging assets behind the rent cheque.
Asset Intelligence Engine
Every system carries its install year, expected life and replacement cost, with lifespans shortened for salt air and freeze-thaw. The ones near the end are flagged before they fail, with what the job is likely to run.
Contractor Directory
The trades you use, by category, with what each job cost and whether the fix held. Built from the tickets you already assigned.
Turn future repairs and replacements into something you can actually prepare for.
Replacement Forecast
Every asset's replacement year and likely cost rolled into one twelve-month number, with a monthly reserve figure to set aside. The roof stops being a surprise and becomes a line you already budgeted for.
Rent Tracking & Bookkeeping
Rent recorded per unit, expenses filed against the property in CRA categories, receipts attached. Year end is an export, not an evening.
Set up in 15 minutes.
No onboarding call, no migration project. Add a property and start.
Add your properties
Enter the address, number of units, and basic details. Takes about 2 minutes per property.
~2 min eachAdd your tenants
Name, lease dates, rent amount. Optionally invite them to the tenant portal so they can submit maintenance requests online.
~1 min eachLog your assets
Furnace, roof, water heater, panel. Enter the install year and the age, expected life and risk level are worked out for you.
~30 sec eachStart managing
Record rent, file expenses, work through repair tickets, and watch each property’s condition score from the first day.
OngoingHow Dweller compares
Mi Property Portal is Canadian and free up to 25 units. Landlord Studio bills in US dollars, and its rent collection and tenant screening are US-only. Neither one writes a lease built on the tenancy act that governs here.
| Feature | Dweller | Mi Property Portal | Landlord Studio | Spreadsheets |
|---|---|---|---|---|
| Priced and billed in Canadian dollars | USD | n/a | ||
| Collects the rent from your tenant | Not available | Bank EFT | US only | Not available |
| Records rent, arrears and receipts | Manual | |||
| Tenant portal | Not available | |||
| Maintenance tickets | Not available | |||
| Expenses filed in CRA T776 categories | Not published | US Schedule E | Manual | |
| Lease built on your province’s tenancy act | NL | Not available | Not available | Not available |
| Deposit held in trust, with statutory interest | Not available | Not available | Manual | |
| Furnace, roof and oil tank tracked to end of life | Not available | Not available | Not available | |
| Inspections with a filed report the tenant can open | Not published | Not available | Not available | |
| Tenant welcome guide, seasonal tips & check-ins | Not available | Not available | Not available | |
| Starting price | $14.99CAD/mo · plus tax · everything includedup to 20 units | FreeCAD \u00b7 to 25 units | FreeUSD \u00b7 to 3 units | Freecosts you the evening |
Read from each provider's own pricing page and help centre on 11 September 2026, and they may change. Landlord Studio is billed in US dollars. “Not published” means we could not find the answer stated on their site, not that the answer is no. Check each provider yourself.
$14.99 a month, up to 20 units.
Everything included — no feature costs extra.
Dweller
CAD · billed monthly · plus applicable taxes$17.24/mo with HST in NL
- Up to 20 rental units, across as many properties as you like
- Full asset intelligence & risk engine
- Rent tracking & rental bookkeeping
- Tenant portal & maintenance tickets
- Leasing pipeline & digital applications
- Contractor list with your own notes and costs
- Deposit trust accounting, interest and deadlines
- Guides carrying the date the law was last checked
- Tenant welcome guide, seasonal tips & check-ins
- Move-in and move-out inspections with PDF reports
- Key date reminders
- CSV import/export & tax-ready reports
30 days free. We never ask for a card to start, so nothing can charge you when the trial ends.
Risk predictions and forecasts are estimates based on asset data and statistical models. They do not replace professional inspection or advice.
Straight answers
- Can I get my data back out?
- Yes, all of it, any time, without asking us. Settings has an export that writes every property, unit, tenant, lease, rent payment, expense, ticket, inspection and document reference to open files you keep. If Dweller disappeared tomorrow you would still have your books.
- Does e-transfer rent reconcile itself?
- Partly, and here is exactly how far. You forward the Interac deposit notice to your Dweller address and it reads the amount, the sender and the date, matches it to the tenant who owes that rent, and asks you to confirm. It does not connect to your bank account. Nothing touches your money.
- Where does my tenants’ information live, and who can see it?
- The database is in Canada, in Supabase’s Montreal region. A tenant signing in sees their own tenancy and nothing else, enforced by the database itself rather than by the screens. Some suppliers, Stripe and Vercel and the email service among them, process limited information in the United States; the privacy policy names every one of them.
- What happens on day 31?
- Nothing you have to undo. We never take a card to start the trial, so there is no payment method on file to charge. The account moves to read-only and your records stay where they are until you either subscribe or ask us to delete them.
- I am not in Newfoundland. Does it still work?
- Rent, expenses, tenants, maintenance, inspections, documents and the building tracking work anywhere in Canada. The lease document is the exception: it is written on Newfoundland and Labrador’s Residential Tenancies Act, 2018, so we only generate it for properties in NL. Everywhere else you would upload your own signed lease.
- What if I have more than 20 units?
- Dweller for Property Managers is $49 CAD a month and covers up to 100 units with five staff logins. Everything else is identical — no feature is held back for the bigger plan. Past 100 units, email us.
You didn't buy a rental property to spend your evenings in spreadsheets.
Rent, tenants, leases, books, repairs and the building itself, in one place. Fifteen minutes to set up, less than a dollar a day.
30 days free. No credit card required. Cancel anytime.
Have questions? Reach out anytime and we answer within a day.
