The property platform that does the paperwork.
For anyone who lets their own property, manages owners' associations or manages property for others. Protiva takes care of your leases, invoices, contributions and documents, and connects tenants, owners and tradespeople. It comes from years of hands-on experience in the property sector, works in your own language and runs entirely within the EU.
Not letting? Then your account is free, with no trial period. What's included →
Are you a tradesperson? Your account is free too. How it works →
One platform, three ways to manage
Do you let your own property, manage comunidades de propietarios or manage property for others? You work in the same Protiva, with an environment and a price list that fit your work.
Owner
You let your own homes or commercial units.
- ✓ Tenants, leases and invoicing
- ✓ Returns and documents with AI
- ✓ Free if you don't let
Community manager
You manage comunidades de propietarios, as an office or as a junta.
- ✓ Register with shares and votes
- ✓ Budget, contributions and reminders
- ✓ Meetings, decisions and noticeboard
Managing agent
You manage property for owners.
- ✓ A separate administration per owner
- ✓ Tenants, leases, invoices and bank
- ✓ Colleagues and one calendar
Tradesperson
FreeOwners and managers in each of the environments above send you their jobs. They all arrive in one place, in a free account.
- ✓ Jobs with the address, photos and access
- ✓ Quotes and invoices with your own logo
- ✓ Your calendar in the app and in the browser
Not letting anything out? Then your account is free
As long as you don't let, Protiva costs nothing for up to 3 properties of your own. No payment details, no trial period.
Your comunidad
Join with the join code or set it up yourself. Your comunidad's member list, codes and documents in one place.
Your tradespeople
Put your plumber or gardener on your list, with an invitation or with their own code.
Reports and work orders
Report what is broken and send it to your tradesperson. They send a price and photos back.
Your property
Paperwork, codes and who did every job. Private, from your neighbours too.
Are you a tradesperson yourself? Your account is free too. How it works for tradespeople →
See what Protiva does in a few minutes
Follow six short, narrated stories: the owner, the property manager, the association manager, the tenant and the service provider, each in their own portal. You see the screens move and how everything fits together.
Built on years of experience in property
Protiva isn't an AI experiment. It's a solid management platform built on years of hands-on experience in the property sector. Smart technology comes on top of that, when you ask for it.
Built from practice
Every feature comes from years of experience and input from the property sector, not from assumptions made at a drawing board.
Built country by country
The rules, registers and documents of your market sit at the core of the platform, not in a translated appendix. And what we cannot do in a country, we do not promise there either.
AI as an extra layer
On top of that reliable base you can bring in AI to read documents and query your archive. Handy if you want it, never mandatory.
Property management is scattered across too many tools
Invoicing here, inspections there, documents somewhere else again. Protiva brings it together in one platform.
Managing property costs you your evenings
- ✕ Spreadsheets, folders and stray emails
- ✕ Indexing rents and typing invoices by hand
- ✕ Digging through documents for a single figure
- ✕ No view of returns or compliance
- ✕ Separate tools that don't talk to each other
Management that simply adds up
- ✓ One dashboard for your entire portfolio
- ✓ Automatic invoicing and reconciled payments
- ✓ Your whole archive organised and searchable
- ✓ Live returns per property and portfolio-wide
- ✓ Tenants and suppliers in the same system
One platform for your property management.
Choose below how you manage. Owners, administradores de fincas and property managers work on the same platform, each with the features their work calls for.
Everything you own in a single overview
Add a property using nothing but the address. Where a public register is available, Protiva fills in the year of construction, floor area and use type automatically.
- ✓ Address autocomplete with automatic enrichment
- ✓ Units, tenants and leases per property
- ✓ Map view of your entire portfolio
Drop in a document. Protiva does the rest.
Valuations, invoices, leases: Protiva reads, classifies and links them to the right property. And as an extra layer, ask questions in plain language and the AI answers with the source cited.
- ✓ 50+ document types recognised automatically
- ✓ Question and answer on your own archive (RAG)
- ✓ EU-hosted, trained on nothing of yours
Draft it, sign it, done
Assemble a lease from templates, complete it with your own fill-in fields, and have it signed digitally with full legal force (eIDAS).
- ✓ Templates with your own fill-in fields
- ✓ Digital signing inside the app
- ✓ Version history and automatic archiving
Invoice 500 tenants in two minutes
Automatic monthly invoices, sent by email or post, and payments that reconcile themselves against your bank account. One click does it across your whole portfolio.
- ✓ Monthly invoices created and sent automatically
- ✓ Reconciliation against your bank connection
- ✓ A SEPA direct debit file for your own bank
Repairs from report to work order
Tenants report a repair with a photo. AI triage sets the urgency and sends the work order to your regular tradespeople. They accept or decline, submit their price for approval and arrange a time with the tenant themselves.
- ✓ AI triage and prioritisation
- ✓ Price quote for approval and an appointment with the tenant
- ✓ Free portal for your suppliers
Returns, always up to date
Cash flow, gross and net yield and LTV per property and per portfolio, financing included. Protiva builds it automatically from your rent and cost flows.
- ✓ Financial dashboard, financing included
- ✓ Costs by category, straight from your bank
- ✓ Returns per property and portfolio-wide
From bank feed to report
Connect your bank and import your transactions, post purchase invoices to categories and track your costs. Sales and purchase invoices together keep your receivables and payables right, and it all comes back in a complete reporting suite.
- ✓ A direct bank connection with automatic import
- ✓ Purchase invoices posted to ledger categories
- ✓ A full reporting suite, filterable and exportable
The register beneath everything
Every home, commercial unit, storage room and parking space with the share and the votes that belong to it. You import the owner list from the file you already have, and owners without an account are simply in it.
- ✓ Shares and votes per property, with a total check
- ✓ Import the owner list from a CSV file
- ✓ Owners join with a link code for their own home
From budget to contribution, without a spreadsheet
Draw up the budget for each financial year. Protiva divides it by share and invoices every owner their own contribution, monthly, quarterly or yearly. If one stays unpaid, the reminder follows on its own.
- ✓ Budget per financial year, divided per owner
- ✓ Contributions invoiced monthly, quarterly or yearly
- ✓ Reminders when payments are overdue
The meeting, and what remains of it
Record the annual general meeting and any meetings in between, with the decisions that were taken and the action points that follow from them. Everyone knows what was decided, even three years later.
- ✓ Meetings with date, place and papers
- ✓ Decisions with action points and who picks them up
- ✓ Minutes and papers in the document archive
Everyone informed, in their own language
Every owner reads a notice on the noticeboard in their own language: one button translates the post and the original stays. Messages, shared files and the comunidad's documents are in the same place.
- ✓ Noticeboard with translation per post
- ✓ Messages and shared files
- ✓ Owners and residents use Protiva for free
Repair requests, work orders and the maintenance plan
An owner reports that the lift has stopped; you turn it into a work order for your regular service provider, who submits a price for approval. Inspections and the long-term maintenance plan for the common parts sit right next to it.
- ✓ From repair request to work order with a quote
- ✓ Inspections of roof, facade and installations
- ✓ Long-term maintenance plan per comunidad
Every client their own administration
Every owner you manage gets their own administration, strictly apart from the others. Your team works in all of them from a single login, and each owner can look into their own administration, and only that one.
- ✓ Unlimited owners, each kept apart
- ✓ One overview across all your properties
- ✓ Owners look into their own administration
Properties, tenants and leases per client
Record the properties, tenants and leases for each owner. A new lease you draft and have signed digitally; an existing one you enter with the signed copy.
- ✓ Properties with units and tenants
- ✓ Draft leases and have them signed digitally
- ✓ Enter existing leases with the signed copy
Every owner's figures add up on their own
Rent invoices, purchase invoices and the bank per administration. If rent stays unpaid, the reminder follows on its own, and you export the figures to your own accounting package or the owner's.
- ✓ Sales and purchase invoices per administration
- ✓ Reminders when payments are overdue
- ✓ Reports and export to your accounting package
From repair request to work order, for every client
A tenant reports a leak with a photo. You turn it into a work order for a service provider, who submits a price and arranges a time with the tenant directly. Inspections are recorded per property.
- ✓ Repair requests from tenants, with photos
- ✓ Work orders with a quote and an appointment
- ✓ Inspections per property
Colleagues and one calendar
You add colleagues to the office, not to a client: they work in every administration straight away, and whoever leaves loses access in a single step. Appointments and work orders for every client sit in one calendar.
- ✓ Colleagues at office level
- ✓ One calendar for the whole office
- ✓ Messages and documents per owner and per property
Live in three steps
As an owner you sign up today and get to work today. No months-long implementation project.
Add a property
Type the address. Where a public register is available, the year of construction, floor area and use type are filled in automatically. The rest you enter once.
Tenant & lease
Draft the lease, invite the tenant and have it signed digitally. The tenant portal is free.
Management runs on
Invoices, payments and alerts run automatically. Want more? Bring in AI for documents and questions. You stay in charge.
Managing for others?
Then we set up your office together with you. No months-long implementation project, but a start with your own data.
- 1A demo with your own dataIn half an hour we show Protiva with your comunidades or clients, not with a sample office.
- 2Set up togetherWe set up your office, import the owner list and add your colleagues.
- 3Your team carries onContributions, rents, repair requests and reminders run in Protiva from then on. You invite owners and tenants whenever you like.
Features the rest don't have
Built from the day-to-day practice of the property sector, with a compliance and AI layer you won't find elsewhere.
AI document recognition + RAG
Documents are read, classified and linked, and you query your own archive in plain language with the source cited.
UniqueInvoicing that reconciles itself
Monthly invoices created and sent automatically, and payments reconciled against your bank connection.
All correspondence in one timeline
Email, post and requests sit on the property and the tenant they are about, so there is nothing to dig back out of your mailbox.
UniqueRequests become work orders
A tenant's request is triaged and becomes a work order for your tradesperson, with photos, a quote and an appointment.
Free for tenants, owners and tradespeople
Your tenants, the owners in an association and your tradespeople work along in their own environment. Included in every plan, with no tiering.
Mobile inspection app
Record the condition of a property with photos from your phone, even without a signal. It syncs as soon as you are back online.
Fairly priced, per property
For owners and for offices that manage on behalf of others, each with their own price list. No surprises and no onboarding fee.
Free
You own property and don't let it.
- ✓ A noticeboard and shared documents with your neighbours
- ✓ Reports and work orders to your tradespeople
- ✓ Your paperwork and codes per property
Owners
You let your own property.
- ✓ Four plans that grow with your portfolio
- ✓ Tenant and supplier portals free
Community management
You manage comunidades de propietarios.
- ✓ AI, bank connection and noticeboard translation included
- ✓ Budget, contributions and meetings
- ✓ Owners and residents free
Property management
You manage property for owners.
- ✓ A separate administration per owner
- ✓ AI included
- ✓ No onboarding fee
Book a 30-minute demo
We'll show you how Protiva would manage your portfolio, your associations or your clients, with your own data. No sales pitch, just the platform at work.
Or watch the platform stories first: five short films, one per portal.
Connected to the sources that matter
Connected to the services you already use.
Bank connection (PSD2)
Connect your business account, import your transactions automatically and reconcile them straight against your invoices. Secure and entirely within the EU.
SEPA direct debit
Protiva produces the SEPA direct debit file (pain.008) straight from your invoicing, and you submit it to your own bank.
Digital signing (eIDAS)
Have leases and agreements signed digitally with full legal force, unlimited and in every plan.
Booking calendars (iCal)
Import the calendars from Airbnb, Booking.com or Vrbo and publish Protiva's back to them, so a booked night lives in one place.
Post & registered mail
Send invoices and letters by post or registered mail straight from Protiva, without a trip to the post office.
Email & document intake
Email documents and purchase invoices to your own inbox; Protiva reads them and links them to the right property.
Ready to manage your property the smarter way?
As an owner you start today for free. Managing for others? Book a demo and we'll set up your office together with you.