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New Zealand property management platform

Residential property management software for New Zealand portfolios

Somebody carries the tenant 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, tenancies, tenants, 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 tenant email, text, and call taken the moment it lands, the urgent one escalated, the reply sent in the tenant's own language, all night.

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The notice period and the 12-month frequency limit are applied from the New Zealand market profile, and validated twice before anything serves.

Alex works the inbox after hours

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

Growth and up

New Zealand, as one market profile

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

Growth and up

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.

NZD

Growth is US$99 a month, about NZ$165 at the rate on 26 July 2026.

Scaalr prices and bills every plan in US dollars, in New Zealand as everywhere else. Your card is charged in USD and your bank's conversion applies, so the NZD 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 NZD.

AI property management

What Alex actually does

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

Reads

Every tenant 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 tenant'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 tenant 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 tenancies, and the books up first, on your own time.

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New Zealand compliance

New Zealand, as one market profile

One national tenancy regime, so one profile: the notice period, the 12-month frequency limit, and the service rules are applied from it.

See every supported market

New Zealand

Scaalr-composed notice built from the market's rules, stating the current rent, the new rent, and the effective date

Frequency and notice

Validated against the market profile at scheduling and again before the notice serves

Service

Emailed where the rules allow it, with the service recorded against the tenancy

The rules these profiles are built from

The Residential Tenancies Act 1986 regime, administered by Tenancy Services.

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 tenancy. 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 catalogs and does not give legal advice.

One system

The whole operation, not a stack of tools

A property management system earns its name when the tenancy, 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 tenant 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 tenant 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 NZD

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 tenants, 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

Tenants

Tenants, tenancies, and rent

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

Lobby

Front desk and incidents Growth and up

  • 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 tenant
  • Incident reports with evidence attached and a branded PDF to hand over

Compliance

Rent increases in New Zealand Growth and up

  • New Zealand, as one market profile, 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 tenant 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, tenancies, and tenants, 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.

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 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 to 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, tenants, tenancies, owners, and contractors
  • Cases and work orders, with a read-only work order calendar
  • Rents and tenancies: track tenancies and collect rent in one place
  • Accounting: double-entry ledger, automatic postings, P&L and balance sheet
  • 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 NZ$165 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 tenant email and texts 24/7, alerts your on-call person only for the real emergency, and can reply in the tenant's own language, any of 30+. You decide who is on after-hours duty.
  • Answers in 30+ languages: reads and replies in the tenant's own language, provisioned through a connected language service
  • Invoicing and online payments: invoice tenants, owners, and contractors, and collect by card or Apple Pay where available, on a no-login link, with no added platform fees
  • Rent increases: New Zealand, as one market profile in New Zealand, on the prescribed government form where one is required. You set the rate. See all supported markets
  • Front desk, reception, and concierge: visitors, packages, fobs, lockers, and security-guard logins on one screen
  • 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
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Everything in Growth, plus:

  • AI voice answering service: Alex answers tenant 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
  • Tenant broadcast email campaigns
  • 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 New Zealand operators ask

What currency will I be billed in?

US dollars, the same as every other market. Growth is US$99 a month, roughly NZ$165 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 NZD 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, NZD included.

Does Scaalr work in New Zealand?

Yes. Scaalr is sold and used in New Zealand, and the rent-increase engine carries market profiles for New Zealand, as one market profile.

What does the AI actually do?

Alex works tenant email, SMS, and calls. When a tenant 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 tenant'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 tenant. 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 catalogs; it does not give legal advice.

Can tenants 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 tenant 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, tenants, and tenancies 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 tenant 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, Canada, the United Kingdom, Australia.

Start free on 5 units

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

Start free with 5 units