Property software for Australian operators
Built for operators who own their own stock. Not for agencies managing someone else's.
A room is a tenancy. Twelve rooms in one building is twelve leases, twelve rent schedules, twelve rent streams and twelve people to talk to. LeaseDock counts it that way, because that is how the work arrives.
No credit card. Bring your spreadsheet, run LeaseDock beside your current system for 30 days, and nothing reaches a renter until you turn pilot mode off.
Dashboard · This month
VantageRent collected
$48,200
Arrears
$3,150
Occupancy
94%
Rent collected, last 6 months
Rooms are first class
One building, many rooms, each with its own lease, rent and renter.
Pilot mode
Run your whole portfolio in parallel. Nothing reaches a renter until you say so.
Isolated in the database
A renter sees their own tenancy and nothing else, enforced below the app.
Your records stay yours
Full export of everything, and it keeps working after you cancel.
You are paying for machinery you will never use
Agency software is built around a rent roll. Owner statements, disbursements and a trust account, for properties somebody else owns. If you own or head-lease your own stock there are no owners to report to and no trust account to reconcile.
What you have instead is occupancy, turnover, arrears, maintenance and a great deal of messages. And a system that counts properties, so a twelve room building counts as one, which is the wrong number for almost every decision you make.
LeaseDock does not do trust accounting, deliberately. That is what lets it be shaped around the way you actually run.
Who it is for
Anyone whose unit of work is the tenancy rather than the address.
Co-living and build-to-rent
Student accommodation
NDIS and SDA housing
Rooming houses
Community housing
Land lease communities
Self-managing landlords are welcome too. The logic is the same and it is cheap at that size.
Switching costs nothing and risks nothing
Migration is the reason people stay on property software they dislike. It is the part we automated, and there is no charge for it at any size.
Bring the spreadsheet you already have
LeaseDock reads a real, messy, hand-maintained sheet and builds the portfolio out of it: properties, the rooms inside them, renters, leases and rent schedules. Headers halfway down the page, rent written as "$350 pw", one row per room. You check what it found before anything is saved.
Run it beside your current system
Pilot mode holds everything back. Agreements are not sent for signature, portal invitations are not emailed, arrears reminders do not go out, and every document produced is stamped as a test. Nothing reaches a renter until you turn it off.
Decide in your own time
Thirty days free and no card to start. No setup fee, no onboarding fee and no migration charge, at any size. Charging you to move in would quietly tell you the automation does not work.
Leave whenever you want
Your full export is there from the first day: properties, rooms, renters, tenancies, rent schedule, invoices, payments, expenses, maintenance and compliance, as a spreadsheet with links to your documents. It keeps working after you cancel.
Rent arrives on time, room by room
Each tenancy gets its own rent schedule, built from its own lease. Turn on automatic invoicing and each period is raised and issued a week before it falls due, then arrears reminders go out on their own from there, following the notice ladder your state actually allows.
- A rent schedule per tenancy, not per address
- Invoices raised automatically, or when you say
- Arrears reminders that follow state law
Invoices
Advice grounded in your actual numbers
Vantage reads your portfolio and the market together: live CPI, interest rates and state legislation. Ask it anything, or have it draft the arrears letter and review notice for you. Included on every account.
- Answers from your live portfolio
- Current CPI, rates and state law
- Letters and notices drafted for you
Vantage
Every renter, properly looked after
Renters get their own portal for rent, maintenance requests, condition reports and messages, under your logo rather than ours. What they can see is enforced in the database, so a mistake in a screen or an API route cannot show them somebody else's tenancy.
- Self-service portal for every tenancy
- Your branding on renter email
- Isolation enforced below the app
Owner statement · Financial year
Everything in one place
Retire the spreadsheet, the shared drive and the reminder app. Every module is on every account.
Buildings and the rooms in them
A property holds its rooms. Each room carries its own lease, rent, renter, repairs and inspections.
Agreements and condition reports
State-correct tenancy agreements signed online, and entry and exit reports that compare against each other.
Rent reviews
Apply CPI or fixed increases and roll them through every future rent period in one step, with the right notice for the state.
Compliance clocks
Bond lodgement, safety checks and minimum standards, with the deadline each state actually sets, per tenancy.
Expenses and tax time
A per-property ledger and a financial year summary your accountant will actually thank you for.
Messaging and maintenance
A direct thread with every renter, and repairs tracked from request through to cost and completion.
One rate. You pay for occupied tenancies.
$29 a month includes 10 active tenancies. After that it is $1.50 each. Empty rooms are free, so when a room sits vacant you stop paying for it.
Starter
A few tenancies of your own, or a portfolio you are still building.
$29 per month
at 10 active tenancies, which is $2.90 each
- Every module, no feature gates
- Pilot mode and full data export
- Unlimited staff, no per-seat charge
- Vacant rooms cost nothing
Operator
Most commonA co-living, student or rooming house operation running at volume.
$74 per month
at 40 active tenancies, which is $1.85 each
- Every module, no feature gates
- Pilot mode and full data export
- Unlimited staff, no per-seat charge
- Vacant rooms cost nothing
Portfolio
Several buildings, several hundred tenancies, one operator.
$314 per month
at 200 active tenancies, which is $1.57 each
- Every module, no feature gates
- Pilot mode and full data export
- Unlimited staff, no per-seat charge
- Vacant rooms cost nothing
There is no setup fee, no onboarding fee and no migration charge, at any size. Pay yearly and get two months free. Prices in AUD and exclude GST.
Questions people actually ask
Do you do trust accounting?
No, and that is deliberate. Trust accounting exists to hold money on behalf of property owners, and it carries the heaviest licensing and audit burden in this category. If you own or head-lease your own stock you have no owners to hold money for. Skipping it is what lets LeaseDock be shaped around occupancy and turnover instead of around a rent roll. If you manage property for third-party owners, LeaseDock is the wrong tool and you should use an agency platform.
What counts as an active tenancy for billing?
A tenancy counts in a billing month if it has a current lease with a rent schedule attached. Vacant units do not count. You can see the number LeaseDock is counting in Settings at any time, and it is the same number the invoice uses.
What happens if occupancy drops?
Your bill drops with it. The count is taken each month, and a room with no current tenancy is not counted. This is the part a system that bills per property cannot match, because to it an empty room and a full one look identical.
What does it take to move off my current system?
Export what you have, or use the master spreadsheet you are almost certainly already keeping alongside it. LeaseDock reads it and builds the portfolio. Then run it in parallel under pilot mode for as long as you like before anything reaches a renter.
What file formats can you import?
Excel (.xlsx and .xls) and CSV. The sheet does not need tidying first. Headers partway down the page, several sheets in one workbook, merged headings, one row per room, rent written as "$350 pw", and totals mixed in with the data are all expected. You review what was found before anything is saved, and anything ambiguous is flagged rather than guessed.
Is there a setup fee?
No. Not at any size, and not for migration. Legacy agency platforms charge close to a thousand dollars to onboard because onboarding them is genuinely painful. Charging you for something we automated would tell you the automation does not work.
What happens to my data if I leave?
You export it, and the export keeps working after you cancel. It covers properties, rooms, renters, tenancies, the rent schedule, invoices, payments, expenses, maintenance and compliance, as a spreadsheet with links to your stored documents. This is written into the terms, not just the marketing.
Is it built for Australian compliance?
Yes. Bond lodgement deadlines, rent increase notice periods and frequency limits, minimum standards and prescribed agreement forms differ by state, and LeaseDock holds the rule for the state each property is in rather than one national approximation. It is a tool for keeping track of your obligations, not legal advice.
Can renters message us directly?
Yes. Every tenancy has its own thread, with unread tracking, alongside maintenance requests and condition report responses. Renter-facing email carries your logo and your name, not ours.
Do you charge per user?
No. Add as many staff as you need. Charging per seat would penalise you for giving your team access, and these businesses have few staff relative to tenancies anyway.
Bring your spreadsheet and see it in minutes
Upload the sheet you already keep, watch your portfolio appear, and run it in parallel until you are sure. Nothing reaches a renter until you say so.
Start free