Tivio Start free
Early access is open Free for every unit

Property management software you can learn in an afternoon.

Rent, owners and repairs in one calm place for independent property managers, with owner-grade trust accounting built in and no setup project.

Start free Take the tour

No credit cardNo unit minimumWorks on your phone

The Today screen: rent collected this month, overdue rent with a Record button for each tenant, open work orders, bills due, owners ready to be paid and leases ending soon.

Daily tasks in two clicks

Record a payment, update a repair or pay an owner straight from Today.

Accounting owners trust

A double-entry trust ledger sits behind every balance, statement and report.

One plan, everything included

No unit minimums, no onboarding fees, no add-ons.

Built for independent property managers

Everything a small management company does each month. Nothing it doesn't.

For firms managing homes and small residential buildings for owners, from a handful of doors to a few hundred, and for landlords who manage their own.

01 · Today

Start every morning with one list.

Today shows what needs you and nothing else: who's late, what's broken, which leases end soon, which bills are due and which owners are ready to be paid.

  • Overdue rent, with a Record button on every tenant
  • Open and urgent work orders
  • Leases ending in the next 60 days
  • The next automatic rent run, so nothing is a surprise
The Today screen on a phone, showing rent collected, overdue rent, open work orders and occupancy.

02 · Rent

Rent that charges itself.

Set up the lease once. Tivio charges rent on the due day, adds the late fee after your grace period and keeps every tenant's balance exact.

  • Rent and recurring charges like parking, posted every month
  • Late fees, flat or a percentage, after the grace period you choose
  • Payments applied to the oldest charges first
  • Receipts wait two minutes, so you can undo a mistake first
Recording a $1,000 payment for a tenant who owes $2,325. The dialog shows $1,325 still owed after the payment.

03 · Owners

Know exactly what each owner can be paid.

Every dollar runs through a trust ledger, property by property. Tivio works out what's available and turns the month into a clean statement.

  • Management fees taken automatically when rent comes in
  • Available = cash in trust − deposits held − unpaid bills − reserve
  • Pay one owner or all of them in one step
  • Monthly owner statements you can print or save as PDF
The Owners screen: for each owner and property, cash in trust, deposits, bills, reserve and the amount available to pay.

04 · Leases

Leases from move-in to move-out.

Every lease has its own ledger, terms and documents, and shows what happens next: the next charge, when a late fee would apply and when it ends.

  • Several tenants on one lease
  • Deposits kept apart from rent, including ones you already hold
  • Renewals with a new rent that starts on the date you set
  • Move-out with the deposit returned and any credit refunded
A lease: balance, rent with the next charge date, deposit held and end date, above the tenant's ledger and the lease terms.

05 · Maintenance

Repairs without the phone tag.

Tenants report problems from their portal. You set the priority and pick a vendor. The vendor updates the job from a secure link, with no account and no app.

  • Priorities from low to emergency
  • Tenants emailed when a job is scheduled or done
  • Photos and files on every work order
  • The repair cost becomes a bill on the property in one step
A work order marked Emergency and Scheduled, with its status steps, the assigned vendor and the vendor's secure link.

Owner-grade accounting

Follow one rent payment through the books.

Every dollar is posted to a double-entry trust ledger and tagged to its property, so you and your owners can see exactly where the money went.

Calculated, never typed inBalances and statements are read straight from the ledger.
Mistakes are reversed, not erasedVoiding a payment posts a reversing entry, so the history stays intact.
Your bank still moves the moneyTivio keeps the books; payouts go out from your own accounts.

Portals

Two portals. Nothing to train.

Tenants and owners each get a simple portal with your company's name on it, so they stop calling to ask.

For tenants

  • Their balance, history and next rent
  • Your payment instructions
  • Repair requests and updates
  • Their lease and shared documents
The tenant portal: an All paid up balance, the next rent date, how to pay, repair requests and recent activity.

For owners

  • Cash in trust and what's available to them
  • Monthly statements for every property
  • Occupancy, rent and open repairs
  • Shared documents
The owner portal: each property with the amount available to the owner, occupancy, monthly rent, cash in trust, open repairs and monthly statements.

Where Tivio fits

The accounting of a big suite. The ease of a landlord app.

Independent managers get stuck between software that's too heavy and apps that can't do owner statements.

Big PM suitesSuites Landlord appsApps Tivio
Trust accounting and owner statements Yes Usually not Built in
Made for managing for owners Yes Made for landlords Yes
Learn it in an afternoon Often a setup project Yes Yes
No unit minimum Often a monthly minimum Yes Start with one unit
Price Quotes, setup and add-on feesQuotes Free to about $12 a month$0–12 Free during early accessFree

The details

Small things, done properly.

Find anything in a keystroke

Jump to any property, unit, person or lease from anywhere in the app.

Undo where it matters

Payments, archiving and work order status changes can be undone. Receipts wait two minutes, just in case.

Works on your phone

Every screen fits a phone, so you can record a payment from the road.

Tivio's Today screen on a phone.

Reports you'll use

Rent roll, who owes and cash flow by property. Export to CSV for your accountant.

Your team and your clients

Staff sign in as admins or managers. Tenants and owners get their own portals.

Light and dark

Tivio follows your device's setting. Drag to compare.

The Today screen in dark mode. The Today screen in light mode.

Coming next

What we're building next.

Tivio is in early access. None of these are in the product yet, and feedback from early-access companies decides the order.

Coming next

AI that does the busywork, with you approving every step.

  • Sort incoming repair requests by urgency and suggest the right vendor
  • Draft replies to tenants and owners from the full history
  • Answer questions about your portfolio in plain English
Coming next

Online rent and autopay

Tenants pay by card or bank debit from their portal, and payments post themselves.

Planned

Listings and applications

Publish vacant units, take applications online and turn an approval into a draft lease.

Planned

Bank reconciliation

Bank feeds matched to the trust ledger, for a clean month-end.

Planned

Email and text inbox

Every tenant and owner conversation in one place, filed under the right record.

Planned

E-signatures and lease templates

Send a lease, get it signed and keep the signed copy on the lease.

Planned

Move-in and move-out inspections

Room-by-room checklists with photos, linked to the deposit return.

Free during early accessNo credit card

See your whole portfolio on one screen.

Every feature, every unit, your whole team. Add a property, its units and the current leases, and Tivio charges rent from the month you choose.

Start free Take the tour

How pricing works