For landlords and property managers

Your properties,
in one place.

Houses, units, rooms and offices, with their tenants and bills. Track everything about your properties and rentals. Ask Claude or ChatGPT anything about them.

Start free · 45 daysSee a sample house

45-day trialTenants pay nothingThen free for 1 property

Room 04 in Roomline: Priya Shah lives here, October rent $730, late since Oct 1.
RoomlineConnected

Who’s late on rent?

Priya in Room 04 is late. $730 owed.

What’s empty right now?

Room 03 is empty. Asking $765.

How much rent should come in this month?

$3,470 for October. $2,740 is in, $730 to go.

What it does

See who paid, who’s late, and what each place brings in.

See who paid. Tenants pay you the way they do now. When the money hits your bank, Roomline marks the room paid. Alex sent $790 by Zelle, so Room 01 is paid.

  • $2,740 in so far for October
  • $730 late from Priya in Room 04
  • however they pay you today
Transactions for Maple House, month by month: each rent with the tenant's photo, how it came in (check, bank transfer, Zelle, cash) and whether it's confirmed; Priya's $730 for October marked late.
Transactions for Maple House, month by month: each rent with the tenant's photo, how it came in (check, bank transfer, Zelle, cash) and whether it's confirmed; Priya's $730 for October marked late.

See each room or unit. Each one has its own rent, tenant and lease. Look at the house as a board or as a floor plan. Paid, late and empty stand out on both.

  • 5 rooms each rented on its own
  • Room 03 empty, asking $765
  • 17 states lease forms included
Maple House as a board: the house linked to Room 02, shared by Jamie and Sam and paid, Room 03 available at $765, and Room 04, where Priya is late.
Maple House as a floor plan on a phone: each room with its tenant, paid, late or available.

Keep every file. Leases, receipts, move-in checklists and insurance, each next to its room and tenant. Share the ones a tenant should see. Download a few at once as a .zip.

  • 11 files across 3 houses
  • Renews Jan 10 insurance renewal, shown early
  • 1 .zip for any files you pick
Files at Maple House as cards, each with a preview: the kitchen light receipt and the electric bill picked, and the home insurance marked Renews Jan 10, 2027; a bar under them reads 2 selected, Download .zip.
Files at Maple House as cards, each with a preview: the kitchen light receipt and the electric bill picked, and the home insurance marked Renews Jan 10, 2027; a bar under them reads 2 selected, Download .zip.

Track every bill. Electric, water, gas, internet, trash. Add as many accounts as you have, with a meter for each unit or room if the company bills that way. Drop in the PDF and the amount fills in.

  • Any number of accounts and meters
  • Every bill with company, account and due date
  • Every month kept, year after year
Bills by month at Maple House: electricity, water, internet, gas and trash, each with its company, account number and what was paid each month.
Bills by month at Maple House: electricity, water, internet, gas and trash, each with its company, account number and what was paid each month.

Also included

  • For tenants

    Each tenant gets their own page, no password. Messages are translated both ways. Applications and TransUnion screening too.

    • English
    • Español
    • 简体中文
    • 繁體中文
    • Tagalog
    • Tiếng Việt
    • 한국어
    On Sam's own page, in Spanish: 128 Maple Avenue, Room 02 at $550 a month marked Pagado, shared by Sam Rivera and Jamie Chen, both paid.Sam's messages with the landlord, all in Spanish: Sam asks for someone to look at a leaking sink, the landlord's reply about a plumber on Thursday at 10 is shown translated from English, and Sam says yes.Sam Rivera · Room 02Reads in Español

  • Your own charts

    Make your own charts, like which bills went up. Download to Excel too.

    Which bills went up? Utilities at Maple House stacked by month: electricity, gas, water and sewer, internet and trash, about $450 to $580 a month.

  • For the place

    What needs you this week, and repairs with photos.

    Needs attention: Priya's late rent, Alex's lease ending, Room 03 empty and costing bills, a kitchen light to replace.

  • Rent, month by month

    What came in vs. what was due. October is $730 short.

    Is rent coming in? A line of rent paid at Maple House, $3,470 a month from December to September, dipping to $2,740 in October against $3,470 expected.

  • Your costs for the year

    Mortgage, tax, insurance and bills, and how much each one takes.

    Where does the money go? A donut of Maple House costs for the year, $32K in all: mortgage $17,400 (54%), property tax $6,120, electricity $2,751, insurance $1,980, 5 more $3,736.

  • Coming soon

    Tenants paying you online, rooms on listing sites, a tax export.

Want help getting started?Book a demo and we’ll set up your first property with you.

Book a demo

With Claude or ChatGPT

Ask it anything. Or have it do the work.

  1. 1Open Settings

    Any plan, Free too.

    AI assistants
  2. 2Connect your app

    Sign in once. No code to copy.

    ClaudeChatGPT
  3. 3Pick what it can do

    Change it any time.

    Everyday editsAlso message tenantsEverything
  4. 4Ask like a text

    No special words.

    What’s empty right now?

  • Write a listing for Room 03.

    A listing you can post, from the room’s rent and photos.

    Room 03 · $765ListingReady to post

  • Tell Sam the plumber comes Thursday at 10.

    Written in Sam’s language. You read it and send it.

    To Sam, in SpanishMessageYou send it

  • Write my owner report for October.

    Rent, bills and costs for the month, as a PDF.

    Owner report · OctPDFIn Files

  • Here’s a photo of the sink. What’s wrong?

    It looks at the photo and writes the repair down.

    Room 02 · SinkLeakRepair added

  • Can Alex have a cat? Check the lease.

    The answer, with the lines from the lease.

    Lease · Room 01PetsQuoted

  • Chart my electric bill by month.

    A chart in the chat. Add it to Analytics in one click.

It can’t move money.Nothing goes to a tenant until you OK it, and you choose what it can change.

Read the full guide

What’s different about Roomline.

Most property apps are built for big buildings. Roomline is built for owners and managers with a handful of places, and made to be easy from the first click.

Most property appsRoomline
Look and feelBuilt like accounting software, menus and formsClean and quick. See who paid at a glance, and every room on one board
Getting startedLong setup, often a sales call firstAdd your first house in a few minutes, or click around the sample house first
PricePer unit, plus add-ons$12 a month for every property and room. Free for 1 property
RoomsWhole units onlyRooms, units and offices, each with its own rent, lease and tenant
RentTenants pay in the app, often with a feeTenants pay the way they do now. When it hits your bank, Roomline marks it paid
UtilitiesLeft to a spreadsheetEvery account with its number, due date and each month’s bill
Your tenantsOne more app and passwordTheir own page in their language, 7 to pick from. A code by email, no password

Why I built Roomline

My parents ran their rentals out of a spreadsheet, a pile of emails and letters, and one yellow notebook with every account number, every tenant and every note. Roomline is that notebook, kept for you: rooms on a plan, rent matched from the bank, every bill on one line. Tenants still pay the way they always have.

MichaelFounder · Arizona real estate licensee
Pricing

One price for everything.

Try everything free for 45 days. After that, keep 1 property free, or get everything for $12 a month.

Free

For your first property.

Always

$0/ month

No time limit
Start free
  • 1 property
  • 5 spaces
  • 1 workspace
  • 3 people, with roles
  • See who paid, from 1 bank
  • Bills, leases and repairs
  • A page for each tenant
  • Works with Claude and ChatGPT
  • Reads your bills and leases
  • Add your team

Roomline

Everything, for every property.

Monthly

$12/ month

Stop any time
Yearly Save $48

$8/ month

$96 once a year
Start trial
  • Unlimited properties
  • Unlimited spaces
  • 10 workspaces
  • 25 people, with roles
  • See who paid, from every bank
  • Bills, leases and repairs
  • A page for each tenant
  • Works with Claude and ChatGPT
  • Reads your bills and leases
  • Add your team

Both plans also include the floor plan, move-in photos, rent and costs by month, receipts and an Excel download.

Common questions

Why not just a spreadsheet?

A spreadsheet can’t see your bank. Roomline sees each payment come in and marks that room paid. It shows who’s late, and keeps every bill, lease and receipt with the right tenant. You can download it all any time.

How is Roomline different from other landlord apps?

Each room or unit gets its own rent, its own tenant page and its own bills. Link your bank and payments get marked paid, whether they came by Zelle, Venmo, Cash App or check. And it’s one flat price, not per unit.

Do I need Claude or ChatGPT?

No. Everything works without it. If you use one, you can connect it on any plan, Free too.

What happens after 45 days?

Nothing. You drop to Free: 1 property and 5 spaces, for as long as you want, and everything you entered stays. Pick a plan in Settings when you need more.

What counts as a property, and a space?

A property is an address or a building. A space is anything you rent out on its own: a bedroom, a unit, an office, a bay. A whole house rented as one is one space. Shared rooms, parking and tenants don’t count. Limits add up across your whole account.

Do I need a floor plan?

No. You can run your properties, tenants and leases without one. Draw a plan whenever you feel like it.

Does it work for commercial properties?

Yes. Pick Commercial when you add a property: offices, shops, warehouses, mixed-use, self storage. Roomline then calls the spaces suites, offices, storefronts, bays or storage units, on the plan and on the tenant’s page.

Can tenants pay with Venmo or Zelle?

Yes, same as now. Give them your details once. When the money hits your linked bank, Roomline matches it to the room and marks it paid. Roomline never moves money.

Does Roomline charge my tenants anything?

No. Their page, messages and files are free. The one thing is screening: TransUnion charges the applicant for the report, unless you cover it.

Does it work on my phone?

Yes. It runs in the browser on your phone or computer. Drawing the floor plan needs a computer.

Where is my data stored?

In a private database. The bank link is read-only: Roomline can see deposits, not move money. Your plan is paid through Stripe. Download or delete everything any time. The privacy policy names each company.

Ready to try Roomline?

Start free · 45 daysSee a sample house