Pick a plan you'll forget you're paying for

Every new account starts with free months Planned

Free months are never billed as zeroes followed by a cliff. The value is spread evenly across your first twelve payments, so you pay one steady reduced rate for a year and your signed-up rate from year two on. Sign up during the early-bird window and year two is the early-bird rate, for as long as you stay subscribed.

Year-one figures above assume the early-bird rate. Referrals earn months on top of this.

Free: you need a number, not software

You're raising rent on a unit or two and want to be sure the increase is legal, with the right notice language. That's a complete job and it's free forever, with no signup wall. The calculator will be ad-supported once a network is connected, and that is what pays for keeping the CPI tables current every May. There are no ads on the site today.

Free splits into two states. Without an account you get the calculator, the screener, and the notice generator. Everything above runs in your browser and nothing is stored, so there is nothing to sign up for. With a free account you can save one unit and keep 20 photos against it, so the rent history and the photos survive closing the tab. Neither expires.

Essentials: you have tenants moving out

The moment a tenancy ends, you're on a 21-day clock and you need photographs you can prove weren't taken yesterday. Essentials is the full documentation and deposit workflow: guided capture, the countdown, the deduction builder, and the itemized statement PDF with photos embedded.

Its standout feature is tenant share links, a read-only link that shows your tenant their own move-in photos next to the move-out photos and the final statement. Most deposit disputes die on the spot when the tenant can see the evidence, and the link doubles as proof you delivered the statement.

Ten units is a real ceiling, not a soft one, but it covers the overwhelming majority of California self-managing landlords. 5 GB holds roughly 1,500 to 2,500 full-resolution photos, which is several years of move-in and move-out sets at that portfolio size.

Premium: the state cap isn't your cap

If your property is in Los Angeles, Santa Ana, San Francisco, Oakland, Berkeley, Santa Monica, or any of two dozen other California cities, AB 1482 is not the number that governs you. A local ordinance is, and it is stricter, changes on its own schedule, and often carries registration and filing obligations the state law doesn't. The local ordinance layer is the reason Premium exists, and it's worth the upgrade at four units as much as at forty.

Premium also covers the cases where compliance stops being a solo activity or has to leave the building: multi-user access for a spouse, co-owner, or the handyman doing the walkthrough; video walkthroughs alongside stills; the court-ready export packet (an organized ZIP with a PDF index and a SHA-256 manifest, the thing you hand an attorney); the compliance calendar for lease renewals, smoke and CO detector certifications, required disclosures, and notice windows; and Schedule E export for whoever does your taxes.

What a referral earns you

Your friend always gets their own welcome months regardless of which tier they pick, and earned months stack, so refer six friends onto Premium and that's a free year.