Manage your rentals and your books from one place.
Controlio is property management software for Canadian owners who manage their own buildings. You're probably running this across a spreadsheet, QuickBooks, a photo folder, and your phone right now. This replaces all four.
Free during beta · 5–100 doors · T776 and T2 readyReal books, not expense tagging
A spreadsheet has no audit trail. QuickBooks doesn't know what a building is — you'd need a class scheme you maintain by hand just to tell what one property earned. This is double-entry accounting that already knows what a unit and a lease are, where every line on your T776 or T2 traces back to the receipt behind it.
Own properties in more than one corporation? They reconcile to each other automatically.
Everything about a property, on the property
Right now, the lease is in email, receipts are in your photos, the repair conversation is in texts, and rent is in a spreadsheet. Four places that were never designed to agree with each other. This puts all of it on the unit itself — one record instead of four apps.
Lease in an email from 2024. Receipts in a photo folder. Repair agreement in texts. Rent tracked in a spreadsheet.
Lease attached to the unit. Receipts matched to transactions. Repair linked to the ticket. Rent as a journal entry.
Rent, utilities, and shared costs. Billed and tracked.
If you're splitting internet or utilities across units in a multiplex, you're probably doing it by hand every month — and when a month gets skipped, that revenue doesn't come back. Pass-through charges become real receivables in the same ledger as rent, so a missed bill is a caught bill, not a lost one.
Screen applicants in 30 seconds, not 20 minutes
You already know the read at the end is solid — the pain is the 20 minutes of manual document review to get there, repeated for every applicant. Drag in a candidate's documents and get a consistent screening report with key flags immediately.
Set up with you, not by you
Every other tool in this category either makes you build it yourself or charges you to wait two weeks for an account manager. You send what you have. We do the configuration. One call, and you're running.
- Send your recordsLeases, bank history, whatever you have. We take it from there.
- We configure everythingProperties, units, chart of accounts, recurring charges. Built from your data, not a blank template.
- One call, then you're liveWalk through it together, adjust what needs adjusting, and start with your actual numbers already in the system.
Built for Canadian property owners
Most property software was built for the US market and adapted for Canada as an afterthought. This was built for the Canadian tax model from the start.
Real double-entry
A trial balance and a year-end close, not expense tagging with a category dropdown.
Multi-entity reconciliation
Hold properties across corporations. They reconcile to each other instead of drifting apart.
CAD · T776 · T2 · GST
Pricing, reporting, and the tax model built for how Canadian owner-operators actually file.
Questions
I already use QuickBooks.
Capability — QuickBooks can't tell you what one building earned without a class scheme you maintain by hand. It has no concept of a unit or a tenant.
Cost — Priced as general business software for every kind of business, not sized around a rental portfolio.
Interface — That generality is why it's complex. Every field you don't need is still in your way. This only has to do one job.
I could build this in Excel with Claude.
For the accounting side — genuinely, yes. A spreadsheet with an AI copilot can approximate a ledger. What it can't do is hold the property side: a unit, a lease, a tenant, a service history, and the documents behind all of it, connected as one record. A spreadsheet is a grid no matter how good the AI layer is. The property record, you're describing to the AI fresh every time.
I've only got a few units.
The work doesn't scale with doors, it scales with months. Six units for a year is the same shoebox as twenty for a quarter.
How long does setup take?
Getting everything in cleanly is real work. We take as much of that off your plate as we can — you send what you've got, we configure before the call, and you're not building a chart of accounts from scratch.
Is this built for property managers?
No. This is built for someone who owns what they manage. If you're running other people's properties for a fee, that's a different product than this one today.
See your portfolio in Controlio.
Send your leases and bank history. We'll set it up and walk you through it on a call.
Get startedNo commitment. Free during beta. We configure everything before the call.