Property management software that does the paperwork
Protiva keeps your properties, tenants, leases, invoices and documents together and takes over the work that comes back every month. Built on years of real-estate experience, hosted in the EU.
What is property management software?
Property management software is a single system holding everything that comes with letting: your properties and units, your tenants, the leases, the invoices and the documents. What is now spread across spreadsheets, folders and your inbox sits in one place, and the system itself does the work that returns every month.
In practice it comes down to three things. Administration that keeps itself up to date: rent invoices, payments reconciled against your bank, an alert when something has not been paid. An overview that adds up without you assembling it: who has paid, which lease is expiring, what a property returns. And a place your tenants and contractors can go themselves, so not everything runs through your mailbox.
The terms overlap. Real estate software, rental software, letting administration and property management software all describe the same thing: less manual work per property. The difference is what it is built on. Protiva is built country by country: the rules, registers and documents of your market sit in the calculation engine, not in a translated appendix.
The six parts you use every month
The core of the system. There is more in it; the feature pages show the rest.
Portfolio
Add a property by address alone; where a public register is available the floor area and construction year come with it. Units, tenants and leases sit underneath.
Leases
Draft a lease from a template, have it signed digitally with legal effect, and keep it with the property. Unlimited, in every plan.
Invoicing & collection
Rent invoices are created and sent monthly, with SEPA direct debit. The bank connection reconciles the payments.
Requests & work orders
A tenant's report is triaged and becomes a work order for your tradesperson, with photos, a quote and an appointment.
Documents
Upload or email your documents; Protiva reads them, recognises the type and links them to the right property. No more digging through folders.
Portals & app
Your tenant handles their own details, payments and reports; your contractor sees their work order. Both portals and the app are included free.
Also in the system: long-term maintenance planning, short-stay letting, requests and work orders, reports and returns. See all features for owners or what each plan includes.
Five questions before you choose
Property management software is a system you work in for years: your administration, your leases and your document history end up inside it. The questions that turn out to matter most are rarely about the number of features on the website.
They are about whether the package really knows the rules of your country, what happens as your portfolio grows, whether your tenants can join without extra cost, where your data sits, and whether you can get back out again.
- ✓ Does it know the rules of your country? The statutory terms, the mandatory documents, the local habits around letting and maintenance.
- ✓ What happens at property number eleven? A price per property, or a jump to a far heavier plan.
- ✓ Is the tenant portal included, or does every tenant cost extra?
- ✓ Where does your data sit? A tenant administration is personal data, with a retention period and a processing agreement.
- ✓ Can you also get out? Import of your existing administration, and export of everything in it.
Our answer to the first four: we build country by country rather than carrying one set of rules across the border, you pay per property rather than per jump, the tenant and contractor portals are free, and everything sits in the EU. Read how we handle your data.
Property management software need not be expensive. Starter begins at €15/month for 2 properties, Essential at €45/month for up to 10. See all prices and plans. Each starts with 30 days free and no setup fees.
Who actually works in it
Private landlords
One home or a few. You want the rent and the paperwork handled without losing an evening to it every month.
Investors
A growing portfolio, sometimes several entities. Returns per property, and an overview of the whole.
Managing agents
Management on behalf of others. A portfolio per client, with its own users and access per property.
Each group has its own page: private landlords, investors, property managers and association managers.
Frequently asked questions
What exactly is property management software?
A single system for everything that comes with letting: properties, tenants, leases, invoicing and documents. Instead of a spreadsheet per subject and a folder per property, it all sits together. The work that comes back every month (rent invoices, reconciling payments, alerts) keeps itself up to date.
What does property management software cost?
At Protiva you pay per property. Starter is €15 per month for 2 properties (+€6 per extra property), Essential €45 for up to 10 (+€3), Professional €90 for up to 25 (+€2.40) and Enterprise from €150 for up to 75 (+€1.80). No setup fees, and you can try it free for 30 days.
Is it suitable for one or two rental homes?
Yes. The Starter plan is made for exactly that: €15 per month for 2 properties. You get the same core as the larger plans: leases, invoicing, documents and the free tenant portal. You just have fewer properties and fewer AI recognitions per month.
Can I move my existing administration over?
Yes. Properties, tenants and leases can be imported, and you upload your existing documents in bulk. Enterprise includes a guided migration; in the other plans you run the import yourself, using the import function in the portal.
Can my tenants log in themselves?
Yes, and it costs nothing extra. Your tenant gets their own portal and the app: their lease, their invoices, their payments and a place to report a repair. The same goes for your contractors, who see their work order and its photos.
Where is my data stored?
In the EU, on servers in Frankfurt. The AI processing also happens inside the EU, and nothing of yours is used to train models. Your tenant administration is personal data: a processing agreement comes with it, and documents have a retention period.
Ready to manage your property the smarter way?
Start today for free. Add your first property and let Protiva do the paperwork.