Tenant management with rent on time, repairs on track, and no missed inspections
Arkathos is tenant and property management software for small landlords and property managers. It tracks rent and apply late fees by unit, send tenant maintenance requests to your vendors, and remind you before leases, inspections, and certifications are due, with simple monthly plans and no per-unit fees.
- Rent arriving late, partial, or by VenmoRent tracking and late feesEvery unit's rent is tracked, reminders go out before the 1st, and late fees apply from the lease terms.
- Maintenance requests buried in your textsRequests straight to your vendorTenants submit requests with photos, and each one goes to the right vendor, with owner approval above your limit.
- A lapsed lead-safe certificate or missed renewalDeadlines tracked by propertyLead-safe certificates, registrations, inspections, and lease renewals are tracked per property with early reminders.
Also: tenant portal · online leases · vacancy listings · books synced to QuickBooks or Zoho Books · plans from $39/mo, no per-unit fees
Sound familiar?
A few units shouldn't feel like a second full-time job.
Rent arrives late, partial, or by Venmo
And you're reconciling it in a spreadsheet at 11 PM on the 5th.
Maintenance requests by text at 10 PM
With no record of what was reported, who fixed it, what it cost, or whether the owner approved.
Leases and inspections on sticky notes
A missed renewal date becomes a vacancy, and a lapsed certificate becomes a fine.
Your property management team
These are the agents landlords and managers use most. Every plan includes all 16.
- Finance
Treasury
Keeps a rent roll for every unit, applies late fees per the lease, shows who's behind, and syncs to QuickBooks or Zoho Books.
- Client portal
Client Portal
Gives tenants one place to see their lease, pay rent, and submit maintenance requests with photos.
- Field dispatch
Dispatch
Turns a maintenance request into a vendor job with photos, cost, and owner approval above your limit.
- Documents
Scribe
Builds leases from your templates, signed online, and tracks renewal and rent-increase dates.
- Front desk & support
Guardhouse
Answers tenant questions any time and logs every request so nothing lives only in your texts.
- CRM
Sentinel
Keeps applicants, tenants, owners, and vendors in one place with follow-ups.
- Compliance
Watchtower
Tracks lead-safe certificates, landlord registrations, rental inspections, licenses, and insurance by property.
- Marketing
Herald
Drafts vacancy listings and posts so empty units fill faster.
The first of the month with Arkathos
Rent day, a leaky sink, and an expiring certificate, handled before dinner.
- Rent reminders out. Every tenant gets a reminder with their balance; 14 of 16 units are paid by noon.
- Leak in 3B. The tenant submits a request with a photo, and Dispatch sends it to your plumber with the unit's access notes.
- Owner approves. The $340 repair is over your approval limit, so the owner approves it from a link and the cost is logged to the property.
- Certificate expiring. Watchtower flags that the lead-safe certificate at 22 Elm St expires in 60 days, before the next turnover.
- Late fee applied. The one unpaid unit gets the late fee from its lease and a notice drafted for your review.
Inspections and registrations Watchtower tracks
Rental rules are local, and the deadlines are per property. Watchtower tracks each one and reminds you before it lapses.
| What | Who issues it | How often |
|---|---|---|
| Landlord registration | Town clerk or state housing agency | At registration and whenever details change |
| Lead-based paint certification (pre-1978 rentals) | State or local health or housing agency | Where required; NJ details below |
| Rental or continued-occupancy inspection | Your town's code enforcement | Often at each tenant turnover |
| Multiple-dwelling inspection | State housing agency | On a set cycle for larger buildings |
| Real estate broker license | State real estate commission | Usually every 2 years with CE, if you manage for others |
| Landlord, liability, and E&O insurance | Your insurer | Yearly |
Requirements vary by state and town. This list covers common ones and isn't legal advice; confirm with your local office.
Works with the tools you already use
Keep each property's books in QuickBooks or Zoho Books. Arkathos runs tenants, maintenance, and deadlines and keeps the numbers in sync.
QuickBooks Online
At launchYour books stay in QuickBooks; invoices and expenses sync both ways.
Zoho Books
At launchBooks, invoices, and contacts, plus payroll totals from Zoho Payroll.
Gusto
Coming soonPayroll and contractor history for labor costs and 1099 tracking.
QuickBooks is a trademark of Intuit Inc.; Zoho Books and Zoho Payroll of Zoho Corporation; Gusto of Gusto, Inc.; Avalara of Avalara, Inc. Arkathos is not affiliated with or endorsed by these companies.
Plans from $39/mo. Every agent included, with no per-unit fees. Add-ons: Business Phone for texting and an AI receptionist, and Books & Payroll with Zoho.
Compare plansProperty management software questions
What is the best tenant management software for small landlords?
Look for rent tracking with late fees, a tenant portal for payments and maintenance requests, lease tracking, and reminders for inspections and registrations. Arkathos covers all of that with simple monthly plans and no per-unit fees, and keeps your books in QuickBooks or Zoho Books.
How do I track maintenance requests from tenants?
Have tenants submit every request in one place with photos, so each one gets a record, an assigned vendor, a cost, and a completion date. Arkathos turns each request into a vendor job and keeps the history by unit.
Do I need property management software for just a few units?
With one or two stable units, a spreadsheet can work. At three or more doors, or with frequent turnover, software pays for itself through on-time rent, organized maintenance, and fewer missed deadlines.
What is New Jersey's lead-safe certification requirement?
New Jersey requires most rentals built before 1978 to be inspected for lead-based paint hazards by a certified inspector. Certification must be renewed at least every three years and is checked at tenant turnover, and some towns add their own steps. Arkathos tracks each property's certificate date and reminds you ahead of time.
How much does property management software cost?
Many tools charge about $1–5 per unit per month with monthly minimums. Arkathos plans run from $39 to $499 a month with no per-unit fees, so adding a unit doesn't raise your bill.
Does Arkathos replace my accounting software?
No. Your books stay in QuickBooks or Zoho Books. Arkathos tracks rent, expenses, and repairs by property and keeps them in sync.
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