Portiq is built for everyday landlords who manage their own rentals, not large management companies. The goal is to keep everything simple, private, and right on your phone.

What makes Portiq different

• Your data is private. Records are stored in your own iCloud, not on our servers.
• Works for one rental or a whole portfolio: there's no per-unit pricing.
• Honest pricing. A free tier, a one-time upgrade, and an affordable subscription only if you want the online features.
• Tax time is built in. Rental income, expenses, and depreciation are organized into IRS-ready summaries.
• An optional tenant portal lets your renters submit requests and pay rent automatically.
• No ads, and we never sell your information.

You can do all of the day-to-day tracking without ever creating an account or going online.

No. You can start using Portiq right away to track properties, leases, tenants, expenses, mortgages, and more. None of that needs an account, your information simply syncs through your own iCloud.

You only need a free Portiq account if you want to use the online features that connect you with your tenant:

• Inviting tenants to the tenant portal
• Collecting rent automatically (autopay)
• Sharing tasks and messaging with tenants

When you decide to use the online features, you can create a Portiq account in a couple of taps.

1. Open My Account. Go to the Profile tab and tap My Account.
2. Sign up. Register with your email and a password. Each person uses one account.
3. Confirm and you're in. Once your account is created, the tenant portal, messaging, and autopay features unlock.

Your account is just for the online features. Your property records still live in your private iCloud.

Your property records are kept privately in your own iCloud account, the same secure cloud Apple uses for your photos and notes, and they sync automatically across your Apple devices. Portiq does not keep its own copy.

Only the online features (tenant portal, rent collection, messaging) store a small amount of information on Portiq's secure servers, so it can be shared with your tenant.

Because your data lives in your iCloud, signing in to the same iCloud on a new iPhone brings all your properties with you.

The free plan already does a lot. Paid plans simply remove the property limit and unlock the online features.

Free

Up to 3 properties, with full lease and tenant tracking, maintenance, income and expense ledger, recurring entries, statistics, reports, data export, tax preparation, and iCloud sync.

Plus: one-time purchase

Everything in Free, plus unlimited properties. A single payment, no subscription.

Pro: subscription

Everything in Free, unlimited properties, and the online features: tenant invitations, automatic rent collection (autopay), two-way tasks shared with tenants, and instant messaging.

The dashboard summarizes your portfolio, so it stays empty until you've added something for it to show. Add a few records and it fills in automatically.

1. Add a property. Go to the Properties tab and add your first property. This is the starting point for everything else.
2. Add a lease or tenant. Record who's renting and the monthly rent so income and occupancy can appear.
3. Log some income or expenses. Add a few ledger entries so cash-flow and statistics charts have data to display.

The same Portiq app works for both sides of a rental, so it has two modes that show different things.

• Landlord mode: for property owners and managers. You get Dashboard, Properties, Tasks, Ledger, and Profile.
• Tenant mode: for renters. You get a simple view to track rent, submit tasks, and see shared documents.

Pick Landlord mode if you own or manage the property. Pick Tenant mode if your landlord invited you to the portal. You can switch modes any time from the Profile tab.

Properties are the heart of Portiq. Everything else (leases, expenses, mortgages) attaches to a property.

1. Open the Properties tab. It's the second tab at the bottom of the screen.
2. Tap the + button. Add the address and basic details like property type and purchase info.
3. Save. Your property now appears in the list and on the dashboard.
4. Tap a property to manage it. Open any property to add leases, tenants, tasks, mortgages, documents, and more, or to edit its details.

On the free plan you can add up to 3 properties. Upgrade to Plus or Pro for unlimited properties.

Think of each property as a folder. Once you've added a property, you can attach all the records that belong to it, and Portiq ties them together for reports and tax time.

• Leases and tenants: who's renting and for how much
• Tasks: maintenance, inspections, and HOA items
• Ledger: income and expenses for that property
• Mortgage: loan details and monthly payments
• Insurance, taxes, HOA, and valuation: ownership records
• Depreciation: assets you write off over time
• Documents and appliances: files and equipment you want to keep track of

Because everything is linked to the property, deleting a property cleans up its related records too.

A tenant is the person renting your property. You add them once, then connect them to a lease.

1. Open the property. Go to Properties and tap the property the tenant is renting.
2. Add the tenant. In the Tenants section, add their name and contact details.
3. Connect them to a lease. Create or edit a lease and assign this tenant so their rent and term are tracked.
4. Optionally invite them to the portal. On a Pro plan you can invite them online to submit requests and pay rent. See the Tenants section of this Q&A.

A lease records the rental agreement: the rent amount, the term, and which tenant it belongs to. Portiq uses it for rent reminders, income, and occupancy.

1. Open the property. Tap the property you're leasing out.
2. Add a lease. In the Leases section, tap + and enter the monthly rent, start and end dates, and deposit.
3. Assign a tenant. Pick the tenant this lease is for, so their rent is tracked to them.
4. Update it any time. Tap a lease to edit the rent, renew the term, or end it when the tenant moves out.

If you rent a single property out room by room, you can give each room its own lease and tenant. You don't create separate properties, you just label each lease with its room.

1. Open the property. Tap the house or unit you're renting by the room.
2. Add a lease for the first room. In the Leases section, tap + to start a new lease.
3. Name the room. In the "Room / Unit" field, type a label like "Room A" or "Basement". Leave it blank only for a whole-property lease.
4. Assign the tenant and rent. Set that room's tenant, rent, and term, then save.
5. Repeat for each room. Add another lease for each room with its own label and tenant. The property can have several active leases running at once.

Each room's rent and tenant are tracked separately, so income and occupancy add up correctly across the whole property.

Logging your mortgage lets Portiq track the loan and, if you like, automatically record the monthly payment in your ledger.

1. Open the property. Tap the property that has the loan.
2. Add the mortgage. Enter the loan amount, interest rate, term, and monthly payment.
3. Let it post automatically. Choose to add a monthly recurring expense for the payment so it shows up in your ledger each month.

The monthly payment is principal and interest only. If your lender bundles taxes and insurance (escrow), you can record that separately. It's kept for reference and isn't added to any calculation.

Depreciation lets you deduct the cost of a property or big-ticket item gradually over its useful life, an important rental tax benefit. Portiq does the math for you.

1. Open the property. Tap the property the asset belongs to.
2. Add a depreciation item. Choose the asset type (for example the building, an appliance, or improvements) and enter its cost and the date it was placed in service.
3. Portiq calculates it. Each year's deduction, the running total, and the remaining value are figured automatically using IRS schedules.

Land can't be depreciated, so when you add the building Portiq splits out the land portion using your assessed building-to-land ratio.

Tasks are your to-do list for each property, anything that needs attention or follow-up. You can set a priority and status, attach photos and documents, and assign a crew member.

• Maintenance: repairs and upkeep
• Inspection: move-in, move-out, and routine checks
• HOA violation: notices you need to resolve
• Other: anything else you want to track

Open the Tasks tab to see everything across your properties in one place.

On a Pro plan, tasks can be shared both ways with tenants who are connected to the portal, they can report an issue to you, and you can keep them updated as you work on it.

1. Invite your tenant first. The tenant must be connected to the tenant portal. See "How and when do I invite a tenant?"
2. Open the Tasks tab. Tenant-submitted requests arrive here, and you can create tasks tied to a property and tenant.
3. Share updates. Add notes, photos, and status changes. Your tenant sees the progress on their side, and you'll be notified when they reply.

Two-way tasks and messaging are part of the Pro plan.

When the list gets long, use the filter to narrow it down to exactly what you want to see.

1. Open the Tasks tab. You'll see all tasks across your properties.
2. Tap the filter. Filter by property, status, priority, or type to focus the list.
3. Clear it when done. Reset the filter to see everything again. If a task seems missing, broadening the filter usually brings it back.

The ledger is where you record money in and money out: rent, deposits, repairs, mortgage, insurance, taxes, and more. It's the foundation for your cash-flow charts, statistics, reports, and year-end tax summaries.

Each entry can be tied to a property and a category, and you can attach a receipt. The categories line up with IRS Schedule E, so tax time is much simpler.

Yes. Portiq has a few shortcuts so you don't have to type every entry by hand.

• Quick Ledge: record rent or mortgage for several properties at once, using the amounts already on each lease or loan.
• Scan a receipt: snap a photo and Portiq reads the amount, date, and category to pre-fill an entry for you.
• Recurring rules: set up rent, mortgage, HOA, or insurance once and Portiq posts them automatically each time they come due.

No. The Ledger tab is the main place, but you can add entries from several spots so it fits how you work.

• The Ledger tab: add any single entry.
• Quick Ledge: log rent or mortgage for many properties at once.
• Scan a receipt: create an entry straight from a photo.
• Recurring rules: generate entries automatically on a schedule.
• A mortgage: turn the monthly payment into a recurring ledger expense.

Inviting a tenant connects them to the Portiq tenant portal, where they can submit repair requests, track rent, and set up autopay. Invite them once they've moved in and you're ready to handle things through the app. (Inviting tenants is part of the Pro plan.)

1. Create the tenant. Add the tenant to the property with their name and contact details, so Portiq has a record to link the invitation to.
2. Send the invite. Open the tenant's profile and tap Invite. Portiq generates a unique, one-time code for that tenant.
3. Share the code. Send the code to your tenant by text, email, or in person. It belongs to that tenant only.
4. Tenant accepts. They install Portiq, sign in, and enter the code. Once accepted, they're linked to the property and can use the portal.

After accepting your invite, the tenant uses Portiq in tenant mode, a simple, focused view just for them. They only see what relates to their own rental, never your other properties or finances.

• Dashboard: a quick summary of their rental
• Rent: their rent details and the option to set up autopay
• Tasks: submit repair requests and follow your updates
• Documents: files you've shared with them

Yes. You're always in control of a tenant's access and can remove it at any time, for example when a tenant moves out.

1. Open the tenant. Go to the property and tap the tenant whose access you want to change.
2. Revoke an unused code. If they haven't accepted yet, tap Revoke Code to cancel the invitation.
3. Remove access after they've joined. If they've already connected, tap Remove Tenant Access to disconnect them from the portal.

You can always send a fresh invitation later if you need to.

Once a tenant is connected to the portal, they can send you repair and maintenance requests right from their Tasks tab.

1. Tenant opens Tasks. In tenant mode, they tap the Tasks tab.
2. They describe the issue. They add a title, details, and up to a few photos, then submit.
3. You're notified. The request appears in your Tasks tab and you get a notification, so you can respond and keep them posted.

If you ever need a break, you can pause tenant task submissions from your side, tenants will simply see that submissions are paused.

Autopay collects rent automatically from your tenant's bank account by bank transfer (ACH). Once your tenant agrees and links their bank, rent is drawn on each due date and deposited to you, no more chasing payments or manual reminders.

Portiq only facilitates the transfer. The money moves from your tenant's bank to your own connected account. Portiq never holds your funds. Autopay is part of the Pro plan.

Stripe is a trusted payments company that securely moves the rent money and deposits it into your bank. Portiq uses Stripe so your bank details stay protected and the funds go straight to you.

1. Open Profile. Go to Profile and tap Linked Account (Stripe).
2. Start the connection. Tap Connect. You'll be taken to Stripe's secure pages.
3. Verify your details. Complete identity and bank verification with Stripe. When you're done, your account is connected and ready to receive rent.

You complete verification on Stripe's own secure pages. Portiq is only a facilitator and never holds your money.

Once your tenant is on the portal and your Stripe account is connected, you can turn on autopay for a lease.

1. Invite your tenant. The tenant must be connected to the portal first.
2. Create a lease. Add the lease with the monthly rent. Autopay collects the rent shown on the lease.
3. Connect Stripe. In Profile → Linked Account, connect your Stripe account so the rent has somewhere to land.
4. Send the autopay invite. From the lease, invite the tenant to set up autopay. They'll securely link their bank account.
5. Tenant accepts or declines. The tenant reviews the request and either links their bank or declines. Their response shows on the lease.
6. Rent collects automatically. Once accepted, rent is drawn on each due date and deposited to your account.

Autopay is included with the Pro plan. Portiq doesn't add its own surcharge on top of your rent. Rent is collected by bank transfer (ACH), which is the low-cost way to move money, and the funds are deposited straight to your connected account.

Payments are handled by Stripe. Any standard payment-processing costs are set by Stripe, and you can review them when you connect your account.

A tenant can turn autopay off at any time from their side. If they do, automatic collection simply stops. Nothing else on the lease changes, and you'll see that autopay is no longer active.

You can send a fresh autopay invitation whenever you're both ready to turn it back on.

This is almost always just normal bank timing. Bank transfers (ACH) aren't instant, after a payment starts, it takes a few business days to clear and land in your account.

If your tenant recently linked or re-verified their bank, the first payment can take a little longer (often 1-2 business days for verification). Settled payments appear in your rent payment history once they fully clear.

For landlords

• Rent arrives on time without reminders or follow-ups
• Payments are recorded automatically, so your books stay current
• Money goes straight to your own bank account

For tenants

• Never forget a rent payment or pay a late fee by mistake
• Set it up once and it runs each month
• Bank-level security through Stripe: no cash or checks to drop off

Crew is your address book of the contractors, handymen, and service providers you work with. Add a crew member once, keep their contact details handy, and assign them to maintenance tasks so you always know who's handling what.

You'll find Crew in the Profile tab. Tap + to add your first crew member.

The Mileage Log tracks the business driving you do between properties, which can be a deductible expense. You add your vehicles, then log each drive.

1. Add a vehicle. Set up the vehicle (or vehicles) you use for rental business.
2. Log a drive. Pick the start and end, and the distance is calculated for you by Apple Maps.
3. Add parking and tolls. Enter any parking or toll costs by hand, and your totals roll up for the year.

Mileage feeds into the Mileage report and your tax summaries using the standard mileage rate.

Reports turn the records you've entered into clear summaries you can review or share. Pick a report, choose a property (or all of them) and a date range, and Portiq generates it as a tidy document.

• Profit & Loss, Cash Flow, and Net Operating Income
• Rent Roll and Expenses
• Depreciation Schedule
• Maintenance & Work Order
• Mileage
• Vacancy & Occupancy Rate

You'll find Reports in the Profile tab. The more complete your ledger and records, the more useful the reports.

Tax Preparation gathers your rental income, deductible expenses, and depreciation from everything you've recorded and organizes it into IRS-ready summaries, so you (or your accountant) aren't starting from a shoebox of receipts.

• Schedule E: your rental income and expenses for the year
• Depreciation: the deductions Portiq has calculated for your assets

Because your ledger categories already match Schedule E, the more consistently you log entries during the year, the more accurate your tax summary will be. Find it in the Profile tab.