The operating system for rental property
Property management, without the operational drag.
Joiner brings leases, payments, maintenance, expenses, disclosures, and tenant communication into one connected workspace.
Built for owners and property teams managing residential, commercial, or mixed portfolios.
PortfolioYour work, in one view
JSActive workflowsThis week
Lease reviewDocument workflow
ReadyMaintenance requestTenant follow-up
OpenExpense recordReceipt attached
FiledProperty, people, documents, and activity stay together.
Attorney-reviewed workflows
Residential and commercial
Owner and tenant workspaces
Audit-ready records
Built around the propertyDesigned around the people running it.
One connected operation
Less tool-switching. More confidence in what happens next.
Joiner was created by attorneys, software engineers, and property owners to make rental operations easier to understand and easier to run. The platform connects daily work to the portfolio record behind it.
Structured, not scattered
Property, tenant, document, and financial context live together.
Guided, not opaque
Recurring actions become clear workflows with a visible next step.
Ready for review
Activity stays attached to the record that explains it.
A calmer operating rhythm
From portfolio setup to everyday work.
Build the source of truth once, then use it across the workflows that keep a rental operation moving.
Bring the portfolio together
Create the buildings, units, ownership, and tenant relationships that drive every workflow.
Run work from one record
Documents, payments, maintenance, and communication stay attached to the people and properties involved.
Keep the history ready
Decisions and activity remain organized for operations, reporting, transfers, and future review.
The whole rental lifecycle
One system for the work around every unit.
Joiner brings the operational pieces together so teams can move from information to action without rebuilding context.
Documents that start ready
Generate leases, notices, disclosures, and addenda from the property and tenant data already in your workspace.
Payments with context
Keep rent collection, expenses, receipts, and the records around each transaction connected to the right property.
Maintenance without the chase
Receive requests, follow their status, and keep owners and tenants aligned from a single workflow.
Portfolio clarity
See buildings, units, tenants, tasks, income, and expenses without reconstructing the story across spreadsheets.
Compliance in the flow
Bring jurisdiction-aware templates and required disclosures into the same process as day-to-day management.
A portal for every side
Give tenants a clear place for documents, payments, requests, and communication while owners keep oversight.
Compare with confidence
The details matter. We kept every one.
See the criteria that used to be split across the home page and the full comparison page—now in one scannable matrix.
Explore all 55 criteriaAt a glance
10 platforms · 14 criteriaHow Joiner compares on the essentials
| Feature | JoinerRecommended | Yardi (Voyager) | Yardi Breeze | Rent Manager | Buildium | Appfolio | TurboTenant | SimplifyEm | Property Ware | DoorLoop |
|---|---|---|---|---|---|---|---|---|---|---|
| Minimum units01 | 1 | 1 | 1 | 100 | 1 | 50 | 1 | 1 | 1 | 1 |
| Minimum price per month02 | $20 | $250 | $100 | $200 base + $2.25 / unit | $174¹ | $1.49 / unit | $9.92⁴ | $40 | $250 base + $1 unit (+$500 implementation) | $250 base + $1 unit |
| Minimum monthly cost for 1 unit03 | $20 | $250 | $100 | $425 | $174 | $298 | $9.92⁴ | 40 | $250 | $250 |
| Commercial, residential or mixed in one platform04 | Yes | Partial | No | No | Yes | Yes | No | Yes | No | Yes |
| Database of buildings and unit information05 | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes |
| Publicly publish unit marketing page06 | Yes | Yes | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes |
| One-click disclosure to prospective purchasers07 | No | No | No | No | No | No | No | No | No | No |
| Simplified property manager change08 | Yes | No | No | No | No | No | No | No | No | No |
| Tenant portal09 | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes |
| Simplified owner change10 | Yes | No | No | No | No | No | No | No | No | No |
| Automated rent collection11 | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes |
| Automated rent increase notice12 | Yes | No | No | No | No | No | No | No | No | No |
| Automated late fee assessment13 | Yes | Partial⁸ | Partial⁸ | Partial⁸ | Partial⁸ | Partial⁸ | Partial⁸ | Partial⁸ | Partial⁸ | Partial⁸ |
| Automated pay or quit notices14 | Yes | No | No | No | No | No | No | No | No | No |
See the workflows
A closer look at everyday work in Joiner.
Explore short walkthroughs of the product using the workflows already available to property teams.
Questions, answered
A clear start for your team and tenants.
Need to talk through your setup? Our team can help you understand how Joiner fits your portfolio.
support@joiner.cloudWhat kinds of properties can I manage in Joiner?
Joiner is designed for residential, commercial, and mixed portfolios, with buildings, units, owners, managers, and tenants connected in one workspace.
Does Joiner help with rental documents?
Yes. Joiner combines attorney-reviewed templates with the property and tenant information already in the platform so recurring documents can be prepared through a guided workflow.
Can tenants use Joiner too?
Yes. Tenant-facing workflows cover documents, payments, maintenance requests, and communication while property teams retain operational oversight.
Is dark mode available?
Yes. This experience supports light and dark themes, follows your device preference on the first visit, and remembers the choice you make here.
Make the next action obvious