Small landlords deserve better than a binder and three spreadsheets.
Perdoor is built in Hamilton, Ontario, for people who own a handful of doors — not for enterprises with a leasing department. That constraint shapes every decision we make.
Why we started
Property management software was built for portfolios of five hundred units. The pricing assumes it, the onboarding assumes it, and so does the complexity. If you own four units in Hamilton or seven in Scarborough, you are offered a system designed for someone with a full-time administrator — at a price that only makes sense if you have one.
So most small landlords do what you would expect. A spreadsheet for rent. A shoebox for receipts. A folder of downloaded PDFs where the N4 might be the current version, or might be the one from three years ago. It works until the month it does not — a missed rent increase deadline, a notice served on the wrong form, a deposit dispute with no move-in photos to point to.
None of those failures are about effort. They are about not having the right tool.
No base fee. No tiers. Everyone gets everything.
There is no platform fee, no onboarding fee, no per-transaction cut and no setup charge. There is one number, it depends only on how many doors you have, and it is the whole bill.
There is also no feature ladder. Nothing is held back for a higher plan — not the Ontario forms, not the lease builder, not the tenant portal, not the exports, not the audit trail, not the assistant. A landlord with one duplex gets the identical product a small manager with forty units gets. We do not think the person with the least leverage should also get the least software.
The reason is plain enough. Small landlords have spent two decades being sold enterprise software at enterprise prices, with the parts they actually need stranded on a tier they cannot justify. A four-door owner should not be paying for a leasing department's tooling, and should not have to buy a leasing department's licence to send a legally correct N4.
Why the product is called Perdoor
Because the per-door number is the one we hold ourselves to, and because it falls as you grow. CA$7.99 flat covers one to seven units. Past seven the price rises on a marginal curve where each additional band costs less per door than the one before it — $1.10, then $1.00, then $0.91, then $0.90 for every door past fifty. There is no cap and no ceiling plan, and we will never block you from adding a unit.
| Portfolio | Monthly | Per door |
|---|---|---|
| 7 doors | $7.99 | $1.14 |
| 15 doors | $16.79 | $1.12 |
| 30 doors | $31.79 | $1.06 |
| 50 doors | $49.99 | $1.00 |
| 100 doors | $94.99 | $0.95 |
That is the opposite of how this industry usually works. The standard shape is a low headline price that gets you in, a per-unit fee that climbs, and a tier boundary you cross at exactly the moment growth makes you worth more to the vendor. Growth becomes the thing you are billed for. Here, growth is the thing that makes each door cheaper, and you can see the whole curve before you sign up.
What we believe
Price should fall as you grow
Flat CA$7.99 for one to seven units, then a marginal curve where the per-door price only ever drops. No cap. We never block you from adding a unit — the price adjusts and we tell you before it does.
Ontario depth before national breadth
The standard lease, N1, N4, certificate of service, the rent-increase guideline, T776. Getting one province genuinely right is worth more than covering ten badly.
Your data stays in Canada
Hosted in Canadian regions. Export everything whenever you want. Delete what can legally be deleted, and we tell you plainly what must be kept and why.
Software should not guess about money
Every dollar is computed by tested code in integer cents — never by an AI, never in floating point. A nightly job re-checks the books and alerts us. It never quietly corrects itself, because a system that hides its own bugs is worse than one that reports them.
Ontario, all the way down, before anywhere else
Most software calls itself Canadian and means it accepts a postal code. Ontario tenancy law is not a formatting detail. It is a mandatory lease form, a fixed catalogue of notices, notice periods counted in a specific way, a rent-increase guideline published each year, and a tax form at the end of it. Any one of those done approximately is a problem you only discover at a hearing.
The standard lease (2229E)
Ontario's mandatory Residential Tenancy Agreement, built as a guided form rather than a PDF you fight with — prefilled from the unit and tenant you already have, then signed and stored against the tenancy.
N1 and the guideline
A rent increase needs at least 90 days' written notice, at least 12 months since the last one, and for most units a rate at or under the provincial guideline. Perdoor computes the earliest lawful date and shows the guideline year it used.
N4 and notice periods
Arrears are counted from tested ledger code, the termination date is derived from the published rule rather than typed in, and the certificate of service records how and when it was served.
T776 at year end
Rent collected, expenses categorised, and a summary shaped the way the CRA form expects — so the year end is an export, not an archaeology project.
The wider LTB catalogue — the rest of the N series, the L applications, the T applications — is organised and current alongside these, with the source and effective date shown on the form. British Columbia and Alberta come after Ontario is genuinely complete, not in parallel with it.
Where we use AI, and where we refuse to
The line we drew is simple: a language model may help you understand something or write something, and it may never be the thing that decides something. Explanation and drafting are reversible and you review them. Money, eviction and screening are not, and you would not be able to.
Ask Perdoor does this
- Explains what an N4 is, what it does, and what happens after you serve one.
- Drafts a message to a tenant that you read, edit and send yourself.
- Finds the clause in a lease you half-remember and shows you where it is.
- Summarises a maintenance thread that has grown to forty messages.
It never does this
- Computing rent, arrears, interest, proration or a deposit balance.
- Deciding whether to evict, or whether a notice is warranted.
- Screening an applicant, or scoring one.
- Telling you what the law requires, in place of the published rule.
Every figure you see is produced by tested code working in integer cents, and every notice date comes from a published rule with its source attached. If the assistant is asked for one of those, it hands you the computed answer and the rule behind it rather than composing a number that looks right. Those decisions carry consequences for real people in their homes. They belong to tested code, to published rules, and to you.
General information, not legal advice. Perdoor organises official forms and computes notice periods from published provincial rules. We link the source and the effective date on every notice, lease and tax surface so you can verify it yourself.
What we are deliberately not building
A short list is a promise. Anyone can say what they are working on; what a company refuses to build tells you far more about what it will still be in three years. So here is ours, with the reason attached to each one.
A services marketplace
Matching your tenant to a contractor makes us a party to that work. The liability lands on a landlord with four doors and no legal department. We are not prepared to hand that over.
Double-entry or trust accounting
Your accountant already owns software for this and it is better than ours would be. We give you clean, exportable records and a T776-shaped summary, and we stop there.
Tenant scoring or screening
A number that decides who gets housing is a number someone must be able to contest. We store the documents an applicant gives you. We do not rank people.
An enterprise sales motion
No minimum seats, no annual contract, no demo call before you can see the product, no quote. The price is on the pricing page and it is the price.
We would rather do a smaller number of things properly than a larger number approximately — and we would rather tell you the boundary up front than discover it with you later.
Where we are
Built in
Hamilton, Ontario
Data hosted in
Canada
Built for
1–50 doors
We are early, and we would rather say so than pretend otherwise. Ontario is our first province and it is the one we know best. British Columbia and Alberta follow once Ontario is genuinely complete — not before.
If you own a few doors, this was built for you.
Not for a portfolio manager. Not for a fund. For the person who owns the duplex, answers the phone when the furnace fails, and would like the paperwork to stop being the hard part.