UK landlords, small letting agents, and portfolio managers who want simple, low-cost software to handle the day-to-day: advertising, tenant onboarding, rent collection, maintenance, and accounts—without long contracts or steep learning curves.
How we evaluated these tools
We focused on free and freemium plans that are suitable for UK use. Each option is judged on setup speed, core features, limits on units, ease of use on mobile, reporting, data export, bank payments, and support. Pricing and plans change often, so treat the notes below as a steer and always check the provider’s current terms.
What “free” usually means in property software.
Most platforms offer a genuinely free tier or an ongoing freemium plan with caps on units, users, storage, or features. Card processing and tenant checks typically carry third-party fees. Upgrades add bulk actions, deeper reporting, and automation. Use the free tier to prove fit before you commit.
The 14 best free property management tools
Each mini-review includes a short overview, key features and pricing, plus pros and cons. Aim for the tool that fits your current portfolio size and the next 12 months of growth.
Proptino Manager UK
A streamlined platform designed for UK landlords who want clean workflows without the bloat. The dashboard puts arrears, upcoming renewals, and open jobs front and centre, so you know what to do next. Tenancy creation is quick, with reminders for safety checks and renewal dates. Landlords who prefer tidy, exportable records will appreciate how it handles documents and receipts. It’s light, fast, and practical for single-let and small HMO portfolios. For visibility across properties, it keeps notes, issues, and payments easy to find.
Key features & pricing: Free plan available; paid tiers add automation, expanded storage, and advanced reporting.
Pros: UK-focused workflows; clear rent status; easy export.
Cons: Fewer third-party integrations than bigger suites; advanced analytics require an upgrade.
Mashroom
Well known in the UK for listings and rent collection, Mashroom offers a helpful set of landlord tools with a simple interface. It supports rent demands, maintenance requests, and basic document sharing. The platform is approachable if you’re moving from spreadsheets. It suits accidental and first-time landlords who need the basics. You can layer in screening and services as required. Expect a modern web experience and decent help content.
Key features & pricing: Freemium approach; add-ons for referencing and services.
Pros: Familiar to UK landlords; easy rent handling; simple tenant comms.
Cons: Feature depth is lighter than full suites; add-on costs can add up.
OpenRent
A popular UK lettings platform with tools landlords can use before, during, and after finding tenants. It’s strongest at advertising and tenant-find, with useful extras for referencing and digital agreements. The landlord dashboard keeps track of applications and messages. Once a tenancy is in place, you can keep files together and stay on top of renewals with straightforward reminders. Best used alongside an accounting app.
Key features & pricing: Core letting workflows; pay-as-you-go services.
Pros: Huge UK reach; quick to list; smooth tenant messaging.
Cons: Not a full accounting suite; some services are pay-per-use.
Rentila
A European platform with strong support for UK landlords, Rentila offers a genuine free plan for small portfolios. You can track income, expenses, and tenancy details, and generate clear summaries for tax prep. The interface is calm and uncluttered, which makes onboarding painless. It’s handy for landlords who want simple ledgers plus tenancy admin in one place. Storage and unit caps apply to the free tier.
Key features & pricing: Free tier with limits; paid plans expand units, storage, and reporting.
Pros: Solid rent and expense tracking; export options; sensible UI.
Cons: Advanced features behind a paywall; limited integrations.
Lofti
Lofti focuses on maintenance and communication, with a sleek mobile experience for landlords and tenants. It’s useful if your biggest headache is coordinating repairs. Tickets, photos, and contractor notes sit in one thread, reducing back-and-forth. You can set service levels and track response times. Combine with a separate ledger if you want deeper accounting.
Key features & pricing: Freemium with maintenance-first workflows; paid tiers add automation and analytics.
Pros: Very tenant-friendly; strong job logging; good mobile use.
Cons: Narrower scope than all-in-one suites; accounting is basic.
Property Hawk
Designed with UK landlords in mind, Property Hawk offers lightweight tools for tenancy management and rent tracking at minimal or no cost. It supports documents, reminders, and simple financial records. It’s ideal when you want a no-nonsense companion to keep the essentials tidy. Expect a straightforward interface and helpful guidance on routine landlord tasks.
Key features & pricing: Free landlord software elements; optional paid services.
Pros: UK-centric; simple compliance reminders; easy record-keeping.
Cons: Interface feels basic; limited reports; fewer modern integrations.
RentProfile
A UK referencing platform that also helps with ongoing tenancy checks and onboarding. It slots neatly into your existing process and reduces risk with verified profiles. Use it alongside a rent collection or PM app to plug the screening gap. Landlords value the clarity it brings to identity, credit, and affordability checks.
Key features & pricing: Pay-as-you-go referencing; free landlord account with optional paid reports.
Pros: Robust UK checks; fast turnaround; integrates into your flow.
Cons: Not an all-in-one PM tool; costs per report.
Canopy
Canopy aligns tenant referencing with renter-friendly tools like RentPassport and insurance options. For landlords, it means quicker decision-making and a smoother start. Pair it with a rent ledger or PM suite for daily operations. The mobile experience is strong and helps tenants self-serve.
Key features & pricing: Freemium renter profiles; paid checks and services.
Pros: Fast screening; good tenant UX; reduces admin.
Cons: Add-ons can raise overall cost; limited portfolio-level reporting.
InventoryBase
A UK favourite for inventories, check-ins, and inspections. If condition reports and mid-term visits are your pain points, the free or trial-level tooling is a great start. You can capture notes, embed photos, and produce clear, branded reports. Use it solo or with a wider PM stack.
Key features & pricing: Free trial and limited-use options; paid for full feature set.
Pros: Professional-grade reports; time-stamped photos; templates.
Cons: Best bits are paid; not a rent ledger; learning curve for custom templates.
Odoo
For tech-comfortable landlords, Odoo’s free Community edition can be extended with property apps to create a customised stack. You get flexible records, workflows, and exports. It takes more setup than plug-and-play tools, but it can replace several siloed apps once configured. Host it yourself or with a partner.
Key features & pricing: Open-source core is free; paid hosting or modules are optional.
Pros: Highly customisable; strong reporting; broad app ecosystem.
Cons: DIY setup; needs maintenance; overkill for tiny portfolios.
Fixflo
Fixflo is widely used in the UK for repair requests and contractor management. Its lighter tiers and trials help small landlords standardise maintenance and reduce emails. Tenants submit issues with photos; contractors receive clear briefs. It’s great for audit trails and accountability.
Key features & pricing: Entry-level or trial access; paid tiers unlock automation and integrations.
Pros: Gold standard for UK repairs; clear logs; contractor coordination.
Cons: Core power sits in paid plans; needs pairing with ledgers.
UseHammock
Popular among UK landlords for banking and property bookkeeping. It connects to your accounts, tags transactions by property, and shows real-time rent status. Even a limited or trial setup helps you understand cash flow at a glance. It’s a tidy way to prepare for tax with clean exports.
Key features & pricing: Bank-linked accounting; free trial or basic access; paid for full features.
Pros: Real-time feed; UK tax-friendly; neat dashboards.
Cons: Continuous bank features are paid; not a full tenant-find tool.
Landlord Studio
Though global, Landlord Studio works well in the UK and offers a beginner-friendly route into digital records. The app is polished, and scanning receipts is quick. Use the basic tier to get organised, then upgrade if you need extra units, users, or reports.
Key features & pricing: Free trial and limited-use options; paid plans for scaling.
Pros: Strong mobile app; clean expense tracking; good exports.
Cons: Free limits; some UK-specific workflows need manual tweaks.
Tenant Cloud
Several globally known freemium platforms support UK addresses, payments, and basic workflows. They can be a decent entry point if you want a simple rent ledger and messaging in one place. Evaluate carefully for UK tax year handling, deposit rules, and notice periods before adopting at scale.
Key features & pricing:
Freemium core; paid add-ons for screening and e-sign.
Pros: Quick setup; handy mobile tools; simple dashboards.
Cons: May need UK-specific workarounds; support times can vary.
Choosing and Rolling
Map your immediate needs.
List your top five pain points: rent collection, renewals, safety cert tracking, inspections, repairs, or bookkeeping. Keep it short. Your “must-haves” decide the shortlist. If repairs are messy, shortlist Fixflo-type tools. If ledgers are the gap, consider Hammock or Rentila. If you want an all-rounder with a UK lens, trial Proptino Manager UK first.
Validate the everyday workflow.
Open a free account and run a live tenancy through it: create the tenancy, upload documents, log the latest rent, and raise a test maintenance item. If any step feels clunky, note why. Smooth daily tasks matter more than flashy extras.
Check unit caps and data portability.
Free plans often limit properties, users, or storage. Make sure you can export tenants, transactions, and documents at any point. A clean CSV export is your safety net. If you plan to add units within six months, pick a tool that scales sensibly.
Test tenant-side experience
Ask a trusted tenant to submit a repair, read a rent reminder, or sign a document. Good platforms reduce confusion and cut message loops. Fewer emails means fewer missed deadlines and better reviews.
Review payment and screening costs.
“Free” software may still pass on card or bank fees. That’s normal. What matters is clarity: are fees transparent, and do payout times work with your cash cycle? For referencing, understand what’s included in a basic report and when you’ll need deeper checks.
Run a month-end rehearsal.
Before fully switching, reconcile one month using the tool. Tag expenses, match rents, and download a report. If the numbers agree with your spreadsheet, you’re ready to migrate. If not, fix your categories now rather than at tax time.
Document your process
Write a one-page routine for renewals, inspections, and arrears. Most of the tools above support reminders; use them consistently. Consistency, not complexity, is what keeps portfolios tidy.
Picking the right combination for UK landlords
- Solo landlords: Start simple. A freemium PM tool for documents and rents (Proptino Manager UK or Rentila) plus a maintenance app (Lofti or Fixflo lite) is often enough.
- Growing portfolios (HMOs and mixed stock): Add structured repairs and better bookkeeping. Use Fixflo for job control and Hammock for cash visibility.
- Agent-style operations: You’ll value automation, permission controls, and bulk actions. Blend a core PM suite with specialist tools for inventories and inspections.
Methodology
We assessed UK-ready platforms that provide either a free tier or meaningful free usage to test core workflows. We weighted ease of use, clarity of rent status, export options, and tenant-side experience over raw feature counts. Because offers change, confirm current plans and limits on each provider’s site before committing.
Conclusion
The best “free” property management setup in 2025 is the one you will use every week. Start with an option that mirrors your current workload, prove it with one tenancy from end to end, and only then add extras. A calm, reliable stack beats a crowded toolkit—and it will keep your properties, tenants, and books in better shape all year.
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