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Canadian property management platform

Rental property management software built for Canada

Somebody carries the resident inbox tonight. Probably you. Count the tools it takes to run your buildings right now: the management system, the accounting package beside it, the spreadsheets that make them agree, and the inbox nobody opens after 5 PM. Scaalr is one system: properties, leases, residents, work orders, the front desk, invoicing, rent, and a real double-entry ledger, with the work order, its invoice, and the journal entry behind it already the same record. Alex staffs the part the stack never covered: every resident email, text, and call taken the moment it lands, the urgent one escalated, the reply sent in the resident's own language, all night.

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Ontario's N1, British Columbia's RTB-7, and Quebec's TAL notice are filled from the lease, not retyped from a PDF.

Alex works the inbox after hours

Resident email read, summarized, flagged for urgency, routed to the right person, and answered. 24/7.

All 13 provinces and territories

Rent increases validated against the market profile that governs each property, on the prescribed form where one exists.

The books are already done

Invoices, rent, and payments post their own balanced entries into a real double-entry ledger, so month end is review rather than re-entry.

CAD

Growth is US$99 a month, about C$135 at the rate on 26 July 2026.

Scaalr prices and bills every plan in US dollars, in Canada as everywhere else. Your card is charged in USD and your bank's conversion applies, so the CAD figure above is an estimate for comparison, not a quote. Accounting inside Scaalr is multi-currency: your ledger, invoices, and reports run in the currencies you configure, including CAD.

Fast start

Running in days, not months

No implementation project, no onboarding fee, no annual contract. Three steps between signing up and running a real building on it.

1

Add your first building

Units, residents, and leases go in through a guided getting-started checklist. Start with one building rather than the whole portfolio.

2

Bring the books

Journal entries and bank statements import from CSV, and rent charges start posting themselves nightly per active lease.

3

Live in days

Run a month of real activity through it on the free tier (your own rent, your own work orders, your own books) before anything else moves.

Start free with 5 units

AI property management

What Alex actually does

AI property management, in Scaalr, is something you can point at. Alex covers resident email, SMS, and calls. Nobody reads the inbox at midnight. Alex does.

Reads

Every resident email, as it lands

Inbound mail becomes cases and work orders around the clock, across multiple connected mailboxes. Replies thread back onto the record they came from, so a conversation stays one conversation instead of scattering across personal inboxes.

Summarizes

A plain-language summary on the case

Alex writes the summary and rewrites it as the case changes, so the person picking it up reads what happened instead of scrolling a thread. Work orders get the same treatment after each new message.

Flags

Urgency detected and escalated

Alex flags urgent issues and notifies the recipients you designate for urgent alerts, by branded email, without waiting for someone to triage a queue first. The pile that used to sit until the office opened is already sorted.

Answers

A reply that says what happens next

Where you turn it on, Alex drafts and sends the reply to the case contacts: brief, concrete, next step first, in the resident's own language. Alex reads and writes 30+ languages, provisioned through a connected language service, so the reply that is not in English is not a special case.

Reads again

Shipping labels at the front desk

Photograph a parcel label and Alex pulls the recipient, carrier, and tracking number off it, fills the form, attaches the photo, and matches the recipient to a resident with a confidence level. Package logging stops being typing.

Stays out of

The decisions that cost money

Dispatching a contractor, approving a spend, setting a rent, and signing a notice are all yours. Alex clears the reading and the writing; the judgment calls arrive at a person, already summarized.

Alex comes with Growth. The free tier lets you set the portfolio, the leases, and the books up first, on your own time.

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Canadian compliance

All 13 provinces and territories

Most provinces prescribe the exact form a rent increase has to go out on. Scaalr fills that form rather than composing a letter and hoping.

See every supported market

Ontario

Form N1, filled. Guideline and 90-day notice rules applied

British Columbia

Form RTB-7

Quebec

TAL notice, in French

Manitoba

Form 1A

Saskatchewan

Form 5, or Form 5A on the association-member profile

Yukon and Atlantic Canada

PEI Form 8, Newfoundland RT-2018-00050, and the bilingual Yukon notice

The rules these profiles are built from

Provincial and territorial residential tenancy boards, including the LTB in Ontario, the RTB in British Columbia, and the TAL in Quebec.

How it runs, in every market: you set the rate. Scaalr resolves the property to its market profile, validates the increase against that profile's cap or guideline, frequency limit, and notice period, prepares the notice on the prescribed government form where one exists, and holds it until a designated signer signs. It serves by email where the market's rules allow that, and hands your team a record-of-service task where they do not. Either way the result is recorded against the lease. Automated notices begin in a market only after a property manager on your team reviews and acknowledges that market's current rules. Scaalr validates against the market profile it catalogues and does not give legal advice.

One system

One property management system, not a stack of tools

A property management system earns its name when the lease, the work order, the invoice, and the journal entry are the same set of records rather than four exports that have to agree. Here is what runs inside Scaalr.

Requests

Cases and resident service

  • One workspace per request: messages, contacts, files, and linked work orders
  • Status, priority, category, assignee, and due date editable in place
  • A per-case public link a resident can open with no login, with personal details stripped out

Books

Accounting and financial reporting

  • Double-entry general ledger with a chart of accounts you control
  • Automatic postings from invoices, rent, and payments, plus recurring entries
  • Fiscal-period locking, an open posting window, and year-end close
  • Bank reconciliation, CSV import, and the full statement suite, in multiple currencies including CAD

Maintenance

Work orders and contractors

  • The full job lifecycle: open, assign, schedule, photograph, cost, and close
  • A contractor directory with trades and hand-ranked preferred vendors
  • Contractor email replies thread back onto the work order
  • Recurring work orders for planned maintenance

Money in

Invoicing and online payments Growth and up

  • Invoice residents, owners, and contractors, with localized tax labels
  • Every invoice emailed with a Pay Now link the payer opens without an account
  • Card and Apple Pay where available, settling to your own connected Stripe account
  • No added platform fees; standard card processing is all you pay

Residents

Residents, leases, and rent

  • Leases tied to units, with terms, documents, and identity on file
  • Rent charges generated nightly per active lease and booked automatically
  • Overdue notices emailed on a schedule, throttled so nobody is nagged twice

Lobby

Front desk and incidents

  • Visitor check-in with guest parking assigned and released automatically
  • Packages logged from a photographed label, with photo or signature proof of pickup
  • Access fobs, parking spaces, and lockers issued and tracked per resident (fob issuance is Growth and up)
  • Incident reports with evidence attached and a branded PDF to hand over (Growth and up)

Compliance

Rent increases in Canada Growth and up

  • All 13 provinces and territories, each property resolved to the profile that governs it
  • Every increase validated against that market's cap, frequency, and notice rules
  • The prescribed government form filled where one exists
  • Signed before it serves, served where the market allows it, and recorded either way

Portfolio

Properties, units, and listings

  • Buildings and units with their own records, documents, and history
  • Public, search-engine-ready listing pages for a property or unit
  • A prospect inquiry on a listing becomes a lead and a follow-up case

Control

Owners, users, and the audit trail

  • Owner records, ownership splits, and staff-produced owner statements
  • Roles and per-area access levels, down to a superintendent or a security guard
  • Field-level history of who changed what and when, exportable to PDF Scale
  • Ledger encryption behind a secret only you hold Growth and up

Fit

Where it sits next to what you already run

Scaalr is the system of record, and it connects to the everyday tools around it rather than to other property management platforms. That distinction is worth being blunt about before you evaluate anything else.

Your Microsoft work account

Sign-in runs on Microsoft Entra and Microsoft 365 single sign-on, so your team logs in with the account they already have. There is no separate Scaalr password to create, reset, or leak.

Your mailbox

Outbound resident mail can flow through your own Microsoft 365 mailbox, or a Google Workspace domain on Scale. Inbound mail routes into cases and work orders, and replies thread back onto the right record.

Your Stripe account

Card payments run through a Stripe account you connect and own, so payouts land in your bank. Scaalr takes no cut and adds no platform fee on top of standard card processing.

Your accountant's spreadsheets

Journal entries and bank statements import from CSV, financial reports export to CSV and Excel, and invoices, receipts, owner statements, and reports come out as branded PDFs.

Your own systems

Each account gets its own API token for programmatic access, isolated to that account, for the reporting or internal tooling you have already built.

Your devices

Scaalr is responsive web software on Microsoft Azure, so it works on the phone at a building and the desktop at the office. There is nothing to install and no server of yours to run.

Where to start: one building rather than the whole portfolio. Set up its units, leases, and residents, then run a month of real activity through it. You will have seen what Scaalr does with your own rent, your own work orders, and your own books before anything else moves.

From inside the system

What the work looks like when it is already done

Three artifacts from inside Scaalr (the records the system produces on its own) and the thinking behind each one.

Cases · overnight

URGENT 2:14 AM

Water under kitchen sink: Unit 304. Summary by Alex: resident reports an active leak, shut-off closed, photos attached. Urgent alert sent to your designated on-call.

3:41 AM

Parking fob not working: Unit 112. Summarized, categorized, and answered in the resident's own language.

Overnight email arrives as summarized, flagged cases: read, sorted, and answered while the office was closed.

Why nobody needs to read the inbox at midnight

Work order · WO-1208

Leak under sink: Unit 304. Alex's summary on the record, urgency flagged, plumber shortlist from your preferred vendors.

Assign contractor · approve spend: waiting on you

Alex clears the reading and the writing; the dispatch and the dollar stay yours.

How AI maintenance triage actually works

Journal entry · posted automatically

Rent charge: Unit 304, September.

Dr · Accounts receivable$1,850.00

Cr · Rental income$1,850.00

Posted by the nightly rent run against the active lease. Nothing was re-keyed.

The lease, the charge, and the entry are the same record: month end is review, not re-entry.

Month-end is a transcription job

More of the thinking lives in Insights and the article library.

Pricing

Start free on 5 units

Set the portfolio up on the free tier and stay there while you decide. When you want Alex, invoicing, and the advanced front desk, Growth is US$99 a month for the first 50 units, then US$1.49 per additional unit. No onboarding fee, no annual contract. All plans are billed in US dollars.

Starter

Get to know Scaalr on a handful of units before rolling it out portfolio-wide.

Free First 5 units free, then US$0.99 /unit /month
  • Ideal for portfolios of 5–100 units
  • Up to 3 internal users
  • No minimums

Includes the following features:

  • Dashboard: rent, cases, and work orders on one triage screen
  • Everything in one place: properties, units, residents, leases, owners, and contractors
  • Cases and work orders, with a read-only work order calendar
  • Rents and leases: track leases and collect rent in one place
  • Accounting: double-entry ledger, automatic postings, P&L and balance sheet
  • Front-desk logbook: visitor check-in, package logging with proof of pickup, resident and owner directories, and security-guard logins, with 5 free AI label scans a month
  • Resident announcements: branded email broadcasts plus the owner and resident portal news feed
  • Public property page: a polished page for one property with photos and description
  • No commitment: add a card to start, cancel anytime
Operator-grade

Growth

Ops, accounting, and the AI inbox in one platform, for the buildings you run.

US$99 /month First 50 units included. US$1.49 a unit after. About C$135 a month at the 26 July 2026 rate. Charged in USD.
  • No add-on fees. Cancel anytime.
  • Ideal for portfolios of 100 to 2,000 units
  • Up to 10 internal users

Everything in Starter, plus:

  • Alex: covers resident email and texts 24/7, alerts your on-call person only for the real emergency, and can reply in the resident's own language, any of 30+. You decide who is on after-hours duty.
  • Answers in 30+ languages: reads and replies in the resident's own language, provisioned through a connected language service
  • Invoicing and online payments: invoice residents, owners, and contractors, and collect by card or Apple Pay where available, on a no-login link, with no added platform fees
  • Rent increases: All 13 provinces and territories, on the prescribed government form where one is required. You set the rate. See what is covered
  • Advanced front desk: amenity and elevator bookings, fob issuance, key custody, issued guest parking passes with overstay tracking, the shift log, and incident reporting, with 100 AI label scans a month. Logging a package sends the resident a branded arrival notice automatically, and anyone whose parcel is still at the desk after 3 days is reminded every 3 days until pickup.
  • Owner statements and case reports, produced by your team
  • Contractor access: contractors sign in to see the work orders assigned to them
  • Ledger encryption: your accounting data encrypted at rest behind a secret only you hold, which Scaalr never stores

Scale

Enterprise AI and ERP for portfolios, funds, and REIT-level operators.

Let's talk Custom platform fee plus tiered per-unit pricing
  • Designed for 2,000 to 400,000+ units
  • Unlimited users
Talk to our team

Everything in Growth, plus:

  • AI voice answering service: Alex answers resident calls 24/7, triaged by the same rules
  • Unlimited internal users
  • Full audit log: field-level history of who changed what and when, exportable to PDF
  • Google Workspace email sending
  • Higher AI usage limits

Nothing to schedule and nobody to talk to first. Start on the free tier and put a real building through it.

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Key questions

What Canadian operators ask

What is a property management system?

A property management system is the single system of record for a rental portfolio: the properties and units, the residents and leases, the maintenance requests and work orders, the rent and invoicing, and the accounting all of it produces. In Scaalr the word system is literal: the lease, the work order, the invoice, and the journal entry are one connected set of records, with an AI agent, Alex, staffing resident email, SMS, and calls on top of the same records.

What's the difference between property management software and Scaalr?

Most property management software organizes the work and waits for people to do it. Scaalr covers that part (properties, leases, work orders, rent, invoicing, and a full double-entry ledger) and then staffs the communication itself: Alex reads every resident email, text, and call as it lands, writes the summary, flags the urgent ones, and can answer in the resident's own language, across 30+ languages. The decisions that cost money stay with you.

Does it work for small rental portfolios?

Yes. Scaalr is free for your first 5 units with up to 3 internal users, on the same records and the same double-entry accounting the bigger tiers run, then US$0.99 per unit per month as you grow. Start with one building, run a month of real activity through it, and move to Growth when you want Alex, invoicing, and the advanced front desk.

What currency will I be billed in?

US dollars, the same as every other market. Growth is US$99 a month, roughly C$135 at the rate on 26 July 2026, and your card is charged in USD so your bank's conversion applies. Scaalr does not bill in CAD today, and we would rather put that on the page than in a statement later. Your accounting inside Scaalr is a separate matter and is genuinely multi-currency: the ledger, invoices, and reports run in the currencies you configure, CAD included.

Does Scaalr work in Canada?

Yes. Scaalr is sold and used in Canada, and the rent-increase engine carries market profiles for all 13 provinces and territories.

What does the AI actually do?

Alex works resident email, SMS, and calls. When a resident writes or calls in, Alex writes a plain-language summary on the case, flags urgent issues and notifies the recipients you designate for urgent alerts, and can draft and send the reply in the resident's own language, across 30+ languages provisioned through a connected language service. Alex also writes and updates work-order summaries as messages arrive, and reads photographed shipping labels at the front desk to log a package against the right resident. Email and SMS are Growth and up, with AI enabled; the voice answering service is part of Scale. Chat channels are not covered today.

Is the accounting real double-entry accounting?

Yes. Chart of accounts, manual and automatic journal entries, recurring entries, fiscal-period locking, year-end close, bank reconciliation, and the full financial statement suite run inside Scaalr, in multiple currencies. Invoices, rent charges, and payments post their own balanced entries, so month end is closer to review than to re-entry. Manual journal entries are still there when you need them.

Does Scaalr fill the official rent increase form?

Where the market prescribes one, yes: the notice is prepared on exactly that form. Where no form is prescribed, Scaalr composes the notice from the market's rules. Either way it is signed before it serves, and automated notices begin in a market only after a property manager on your team reviews and acknowledges that market's current rules. Scaalr validates against the market profile it catalogues; it does not give legal advice.

Can residents pay online?

Yes, through an invoice. Every invoice is emailed with a secure Pay Now link the payer opens without an account, and pays by card, with Apple Pay where available. Money settles into your own connected Stripe account, and Scaalr adds no platform fees; standard card-processing fees still apply and are yours. There is no resident login, no autopay, and no bank-debit collection today.

How do we get our data in?

A guided getting-started checklist walks you through setup, and journal entries and bank statements import from CSV. There is no bulk portfolio import: properties, units, residents, and leases are entered in the app. Start with one building rather than the whole portfolio; that is the shape the US$99 Growth plan is sized for.

What still needs a person?

Every dispatch and every dollar. You assign the contractor, approve the spend, set the rent and every increase, and sign what gets served. Alex reads, summarizes, flags, and answers resident email, and the background services handle the recurring work: nightly rent charges, recurring journal entries, overdue notices, and scheduled rent-increase notices. The judgment calls stay yours.

Two of these deserve their own page: invoicing and online payments covers how money actually reaches your account, and rent increases lists every supported market. Operating somewhere else? the United States, the United Kingdom, Australia, New Zealand.

Start free on 5 units

Set it up on your first 5 units at no cost. Put one building on it first. $99 covers your first 50 units, Alex included. Cancel anytime.

Start free with 5 units