Managing property investments is filled with choices and every system brings its own approach. Some focus on making daily tasks easier while others offer deep insights into finances or open doors to new networks. Whether you are looking for a place to handle compliance and documents or need tools that help with tenant screening or maintenance, there is no shortage of options. The way these platforms combine features like reporting, communication, and automation might surprise you. From one-stop dashboards to clever mobile apps, the differences are as interesting as the similarities. Curious which setup might fit your needs best
Table of Contents
AgentHMO
At a Glance
AgentHMO is the UK’s leading HMO property marketplace and directory, built specifically to connect HMO investors, landlords, vendors and professional service providers across the nation. At a glance it combines marketplace listings, valuation tools and a vast services directory into a single hub that prioritises HMO transactions, compliance and market intelligence. If you operate within the HMO sector and need a purpose-built platform rather than a general property portal, AgentHMO is the go-to destination.
Core Features
AgentHMO enables buying and selling of HMO properties and portfolios nationwide, backed by a marketplace and directory designed to foster community connection. The platform offers free HMO valuation services with in-house finance and tenants-in-situ options, access to over 1,000 HMO-related product and service suppliers, and a services directory categorised into 40+ categories with nationwide coverage for both online and in-person support. The site also emphasises compliance guidance, financing options and market analytics to support informed decision-making across the HMO lifecycle.
Pros
- Large nationwide network of buyers and sellers: AgentHMO brings scale, with an established marketplace and 50,000+ registered buyers that increase the likelihood of rapid, competitive sale outcomes.
- Comprehensive directory of HMO service providers: The platform’s 40+ category directory and 1,000+ suppliers make it simple to source contractors, accountants and specialised HMO managers without chasing multiple sources.
- Free HMO valuation services: The availability of free valuations—plus in-house finance and tenants-in-situ assessments—reduces upfront friction for sellers and informs pricing strategy from day one.
- No sale, no fee policy when selling properties: This customer-aligned model lowers risk for vendors and demonstrates confidence in the marketplace’s commercial reach.
- Established marketplace credibility: The combination of large user numbers and focused HMO tools positions AgentHMO as a niche leader rather than a generic listing site.
Who It’s For
AgentHMO is ideal for HMO property investors, landlords and buyers across the UK who need a specialised marketplace and targeted service connections. It also serves property management companies seeking HMO-specific suppliers, professional advisers offering services to HMO owners, and service providers looking to reach the HMO market. If your activity centres on HMOs — buying, selling, valuing or managing multi-occupancy assets — this platform fits your workflow.
Unique Value Proposition
AgentHMO’s unique value lies in its vertical focus: it isn’t a general property portal dressed up for HMOs, it is purpose-built for the HMO ecosystem. That focus delivers real benefits — a concentrated buyer pool (50,000+ registered), a catalogue of HMO-specific suppliers (1,000+), and valuation tools tuned to HMO realities including tenants-in-situ and finance options. The platform further differentiates itself by marrying marketplace transactions with compliance guidance and market analytics, so users get transactional reach plus operational insight in one place. Competitors may offer listings or directories; AgentHMO combines both with tools and policies (like no sale, no fee) designed around HMO transaction dynamics. In short: breadth of HMO specialists, depth of HMO tools, and marketplace scale — all aligned to the sector’s practical needs.
Real World Use Case
A portfolio investor lists an HMO on AgentHMO, uses the free valuation to set an asking price, and leverages the directory to secure a specialised HMO solicitor and surveyor. Within weeks the listing attracts multiple enquiries from prequalified buyers in the platform’s network, and the investor completes a competitive sale under the no sale, no fee arrangement while using the site’s finance introductions to accelerate exchange.
Pricing
Quote-based; no specific pricing details available from the website and terms may vary based on the services used.
Website: https://agenthmo.co.uk
Arthur Online
At a Glance
Arthur Online is an award-winning, full-suite property management platform designed to bring financials, operations and stakeholder communications together in one place. It suits mixed portfolios — commercial, residential and social housing — and focuses on reducing administrative load through automation and mobile stakeholder apps. Expect robust reporting, clear task workflows and solid occupancy controls; smaller portfolios may want to check pricing before committing.
Core Features
Arthur Online centralises five core capabilities: consolidated financials and reporting, task management to organise workflows, stakeholder management via dedicated mobile apps, end-to-end occupancy management and secure document control across properties. These features are presented in a single interface intended to connect managers, landlords, tenants, contractors and owners so processes like rent, maintenance and void tracking run through one system rather than multiple spreadsheets and apps.
Pros
- Comprehensive across property types: Arthur Online supports commercial, residential and social housing, so you can manage mixed portfolios without switching systems.
- Automation and reporting that save time: Automated workflows and dynamic reporting reduce repetitive admin and give clearer financial oversight across units.
- Dedicated stakeholder apps: Tenants, contractors, owners and managers each get tailored mobile access which improves communication and response times.
- Good integration capabilities: The platform is built to connect with other apps and services, so it can slot into an existing tech stack rather than replace it entirely.
- User-friendly interface with mobile access: The product emphasises usability, offering both online and mobile access to key features for on-the-go management.
Cons
- Pricing may be a barrier for smaller portfolios: Costs rise with unit numbers and optional modules, which means smaller landlords should model total cost before onboarding.
- Feature breadth creates a learning curve: The extensive feature set can be overwhelming for new users, so initial setup requires time and training.
- Some advanced features need additional support: Certain advanced capabilities are not entirely self-serve and may require vendor support or professional setup, adding to implementation time.
Who It’s For
Arthur Online suits property managers, letting agents, landlords and social housing organisations that need a scalable, all-in-one platform. If you oversee dozens or hundreds of units, or manage multiple property types and require consolidated reporting and stakeholder workflows, this system is a strong candidate. Smaller landlords with simple portfolios should assess costs carefully.
Unique Value Proposition
Arthur Online’s main strength is integration: it blends financials, operations and stakeholder communications into a single platform backed by mobile apps. That combination reduces fragmentation, speeds up maintenance and rent workflows, and gives a single source of truth for compliance and occupancy data.
Real World Use Case
A property management company uses Arthur Online to automate rent collection, triage maintenance tasks and keep owners updated via owner portals. The team reduces time spent on reconciliations and improves tenant satisfaction through quicker responses and transparent communication. Result: fewer voids, faster repairs and clearer financial reporting.
Pricing
Starting at £70/month for Standard, Professional from £96/month, Enterprise from £126/month, with additional costs per unit and optional modules.
Website: https://arthuronline.co.uk
Landlord Vision
At a Glance
Landlord Vision is an all-in-one property management platform built to handle tenancy, compliance, documents and finances from a single dashboard. It’s clearly designed for landlords and managers who run anything from a handful of buy-to-let units to larger HMO or social housing portfolios. The system automates reminders and bank feeds to keep accounts accurate and deadlines visible, which saves time and reduces human error. If you want a centralised tool to keep compliance and cashflow under control, this is a strong contender.
Core Features
Landlord Vision combines compliance management with automated reminders, document storage and a tenant communication dashboard, alongside rent and expense tracking supported by bank feeds. It includes e-signatures and a document centre, integrated calendar and task lists for legal and regulatory duties, plus reporting and analytics to monitor financial performance. The platform explicitly supports a wide range of property types — buy-to-let, HMO, student lets, social housing and commercial — so its feature set is broad by design.
Pros
- Comprehensive, single-platform approach: Landlord Vision brings tenancy records, compliance, documents and finances into one place which reduces the need to juggle multiple spreadsheets and apps.
- Automates compliance and reminders: The automatic alerts for renewals and legal tasks help prevent missed deadlines and potential fines.
- User-friendly dashboard: The interface is designed to be accessible, making it easier for landlords to find information quickly without steep training.
- UK-based customer support: A local support team is available to answer questions and resolve issues in a UK context.
- Flexible pricing tiers: Multiple plans are offered to suit different portfolio sizes, so you can scale up as your holdings grow.
Cons
- Price may deter smaller landlords: The monthly starting price may be a noticeable outlay for landlords with only one or two properties.
- Feature set may be overkill for casual users: Very small or informal portfolios might not need the full suite of tools and could find the platform more complex than necessary.
- Cloud dependency: Because it is cloud-based, reliable internet connectivity is required to access data and features.
Who It’s For
Landlord Vision is best suited to professional landlords, portfolio investors and small property management firms who need a centralised, compliant way to manage multiple tenancies. It also works for HMO operators and social-housing managers who must track legal tasks and financial performance across many properties.
Unique Value Proposition
The product’s strength lies in being a purpose-built UK-focused property management hub that combines compliance automation with bank feeds and document management, removing the friction of manual record-keeping and deadline tracking.
Real World Use Case
A landlord with mixed HMO and buy-to-let properties uses Landlord Vision to collect bank feeds for rent reconciliation, send automated lease renewal reminders to tenants, store tenancy agreements with e-signatures, and produce monthly financial reports for tax and portfolio review.
Pricing
Starting at £19.97/month, with tiers up to £84.97/month for enterprise plans; prices exclude VAT.
Website: https://landlordvision.co.uk
Property Portfolio Software
At a Glance
Property Portfolio Software is an all-in-one, cloud-first property management platform built to help landlords and small letting agents organise and run their rental business more efficiently. It combines property accounts, legal document generation and forecasting tools in a single system, with real-time portfolio analysis and automatic rent reminders that reduce manual chasing. The bottom line: it’s a consolidation play—if you want fewer systems and clearer visibility of cash flow, this is designed for you. It does, however, leave some practical questions unanswered in the provided material, notably on pricing and system compatibility.
Core Features
The platform centralises core landlord tasks: automated late-rent warnings and reminders, a single system for property accounting (no separate accounting package needed), free legal documents such as ASTs and Section 21s, deposit and inventory management, and instant portfolio analysis with powerful reports for tracking arrears, forecasting taxes and improving cash flow in real time. Those features are presented as integrated, which should reduce data re-entry and speed up month-end tasks.
No guesswork. Clear outputs.
Pros
- All-in-one functionality reduces tool sprawl: The system combines property management, accounting and legal document generation so you don’t need several separate apps.
- Accessible from any device: Being cloud-based means you can log in from a browser on a laptop, tablet or phone without local installs.
- Built by landlords for landlords: The interface and workflows are designed with landlord needs in mind, which should lower setup friction for users familiar with property operations.
- Integrated legal, accounting and management features: Having legal templates, accounts and tenancy workflows in one place streamlines common landlord tasks.
- Real-time portfolio analysis and forecasting: Instant reports and forecasting tools give you an active view of cash flow and tax liabilities rather than waiting for month-end reconciliations.
Cons
- System requirements and compatibility are unclear: Specific technical prerequisites and supported browsers/devices are not provided, which makes planning deployments difficult.
- Pricing information is not provided: Without published subscription tiers or starting prices, it’s hard to assess value or budget for adoption.
- Learning curve not addressed: The extract doesn’t describe onboarding, training or support options, so new users may face an unknown learning period.
Who It’s For
This product is aimed at landlords and small letting agents who want an integrated, cloud-based solution to replace spreadsheets and multiple point tools. If you manage several rents, need quick legal documents and care about forecasting tax and cash flow without juggling exports and ledgers, this is a natural fit. It’s less suitable for those who require detailed technical specs or transparent pricing up front.
Unique Value Proposition
Property Portfolio Software promises to unite legal documentation, accounting and portfolio analytics in a single browser-accessible system so you can manage rents, compliance and forecasting from one dashboard. That single-source approach is its primary differentiator: fewer systems, faster decisions, clearer cash flow.
Real World Use Case
A typical user is a landlord who logs in weekly to track rent payments, trigger late-payment reminders, generate Section 21 or AST documents when needed, and run forecast reports ahead of tax deadlines to plan cash reserves and optimise rental income.
Pricing
Not specified in the provided content.
Website: https://propertyportfoliosoftware.co.uk
RoomRaccoon
At a Glance
RoomRaccoon is an all‑in‑one hotel management platform that combines a Property Management System (PMS), channel manager, direct booking engine and revenue tools into a single dashboard. It targets independent hotels, hostels, serviced apartments and small chains, with a strong emphasis on automation to cut manual tasks and boost direct bookings. The package is broad and scales reasonably well, but costs and the availability of advanced features depend on plan level, which can complicate procurement for growing portfolios. Bottom line: a powerful, scalable choice if you need a consolidated hospitality stack and are prepared for a tiered pricing structure.
Core Features
RoomRaccoon’s core capabilities centre on its PMS — reservations, billing and guest management — paired with a channel manager that synchronises availability and rates across multiple booking channels. It includes a booking engine for direct website reservations, payment processing and integrations with card machines, plus revenue management with dynamic pricing rules and AI‑driven insights (RaccoonRev Plus). The platform also offers upsell tools (RaccoonUpsell), housekeeping workflows, a website builder, a digital ID scanner (RaccoonID) and custom branded booking links (RaccoonWhiteLabel). Together these features aim to automate check‑ins, payments and guest communications while improving yield.
Straight to the point.
Pros
- Comprehensive all‑in‑one platform covering property management, bookings, payments and marketing, which reduces the need for multiple disparate systems.
- Supports multiple property types and sizes, allowing you to scale from a single boutique hotel to several properties under one account.
- Automation features save time and reduce manual work by handling routine tasks like confirmations, housekeeping assignments and payment collection.
- Strong focus on revenue optimisation with dynamic pricing rules and upselling tools that can increase average booking value.
- Good integration options with over 300 partner apps, which helps connect the PMS to accounting, marketing and distribution tools you already use.
Cons
- Costs vary depending on features and property type, which may be complex to understand and compare across plans.
- Implementation and onboarding can take time for larger setups, meaning a delayed return on investment for multi‑property groups.
- Some advanced features are available only in higher‑tier plans, so smaller operators may need to upgrade to access revenue optimisation or white‑label capabilities.
Who It’s For
RoomRaccoon is ideal for small to medium‑sized hotels, hostels and property management groups that want a single platform to run operations, sales and revenue management. If you manage a boutique hotel or a handful of serviced apartments and want to reduce OTA dependency while automating daily tasks, this is a strong fit. It also suits growing groups that plan to centralise operations across properties.
Unique Value Proposition
RoomRaccoon’s unique value lies in packaging PMS, channel management, direct bookings and AI‑driven revenue tools in one platform, reducing integration overhead and centralising data for better decisions. The inclusion of upsell, website building and white‑label links means operators can drive direct revenue while maintaining brand control.
Real World Use Case
A boutique hotel uses RoomRaccoon to manage bookings and guest communication, deploy dynamic pricing via RaccoonRev Plus, automate housekeeping schedules and build a direct booking site, resulting in higher occupancy, increased direct revenue and fewer manual admin hours.
Pricing
Starting at around £130 per month, with pricing available upon request and higher tiers for additional features and users.
Website: https://roomraccoon.co.uk
Coho
At a Glance
Coho is a UK-focused property management platform built to consolidate tenant onboarding, maintenance, compliance and communications into a single workflow. It’s designed for professional landlords and managing agents who run multiple units and want tighter operational control. The platform’s strengths are its tenant and owner dashboards, e-signature workflows and two-way Xero integration, but it may feel more complex than necessary for smaller landlords.
Core Features
Coho provides end-to-end tenant onboarding and management, an owner dashboard that surfaces property and maintenance status, and a tenant dashboard for rent, compliance and messaging. It supports eSignatures for inventories and deposit registration, two-way Xero accounting integration with data export, bulk messaging via email and SMS, plus pre-qualification and viewing request handling. There is also a Fast-track onboarding service to speed setup for portfolios.
Pros
- Integrates multiple property management tasks into one platform, reducing the need to juggle spreadsheets and separate tools. This consolidation saves time when you manage dozens of units.
- Offers automation and communication tools to improve efficiency, so routine messages, reminders and basic workflows can be handled centrally. That reduces manual chasing and human error.
- Provides detailed dashboards for tenants and owners, giving clear visibility into rent status, compliance and maintenance at a glance. Owners get concise reporting without constant phone updates.
- Supports legal document workflows with eSignatures, which speeds up inventories, tenancy agreements and deposit registrations while keeping an auditable trail. That helps with compliance and record-keeping.
- Two-way Xero integration enabling seamless accounting, so transactions and reconciliations can flow between Coho and your accounts software without double entry.
Cons
- Pricing and features appear tailored for professional property management, which could be complex or over-specified for small, single-portfolio landlords. This may increase onboarding and training time.
- Limited customization of the onboarding process reduces flexibility for teams that run bespoke screening or bespoke document packs. You may find some workflows rigid.
- No mention of a mobile app or mobile-optimised experience, which could hinder on-the-go property inspections or tenant interactions for teams that rely on phones and tablets.
Who It’s For
Coho is best suited to professional landlords, property management companies and agencies managing multiple rental units in the UK who need an integrated platform to standardise onboarding, maintenance and accountancy workflows. If you manage upwards of a handful of units and want to streamline owner reporting and tenant communications, this is aimed at you.
Unique Value Proposition
Coho’s USP is clear: combine tenant-facing portals, owner dashboards and compliance workflows with two-way Xero connectivity and eSignatures to create a single operational backbone for multi-unit landlords. The platform reduces administrative friction across operations, accounts and legal documentation.
Real World Use Case
A mid-sized property management firm uses Coho to fast-track tenant onboarding across 120 units, log maintenance requests digitally, and send bulk rent reminders by SMS and email, while synchronising payments and fees automatically into Xero to reduce reconciliation time.
Pricing
Starting at £2.50 per unit per month on contract, with discounts for annual commitments. Fast-track onboarding service is priced at £7.50 per unit.
Website: https://gotenant.co.uk
InventoryBase
At a Glance
InventoryBase is an award-winning property inventory and inspection platform aimed at property professionals who need fast, reliable, photo-rich reporting. It combines mobile-first inspections with AI-assisted report generation to reduce admin time and improve consistency. The platform supports in-house, outsourced and self-service workflows, plus live-stream inspections for remote assessments. In short: it accelerates inspections and makes reports more professional — though it can feel feature-dense for newcomers.
Core Features
InventoryBase lets you create detailed, photo-rich reports straight from mobile devices and uses AI to turn photos and notes into structured reports, cutting repetitive data entry. The system automates many admin tasks, supports live streaming with residents for remote inspections, and includes digital signatures, invoicing and payment tools. Customisable templates, audit trails and GDPR-compliant record-keeping complete the stack, making it an end-to-end inspection and report management solution for landlords, agents and inventory clerks.
Pros
- Streamlines the inspection workflow, enabling faster, more consistent reports that reduce time spent on admin tasks.
- Supports multiple inspection models — in-house, outsourced, self-service and live inspections — which suits varied operational setups.
- Highly customisable templates and automation features let you standardise reports and enforce compliance across teams.
- Trusted by a substantial user base and validated within the industry, providing confidence in its reliability and ongoing development.
- Continuous development and dedicated customer support mean the platform evolves and you aren’t left on your own when issues arise.
Cons
- Could be complex for new users to fully utilise all features, creating a learning curve that may require training.
- Pricing may be high for smaller operators or those just starting out, particularly when compared with very basic tools.
- Some advanced capabilities — for example, the most sophisticated automation or reporting functions — require higher-tier plans, which pushes costs up.
Who It’s For
InventoryBase is ideal for property professionals — estate agents, property managers, landlords and inventory clerks — who conduct regular inspections and need a reliable audit trail. If you manage multiple properties, outsource inspections or require remote assessments, InventoryBase will scale with your processes and reduce manual overhead. New operators can use it, but should plan time for onboarding.
Unique Value Proposition
InventoryBase’s strength is combining mobile-first, photo-driven reporting with AI-assisted report generation and live-stream inspections in a single platform. That blend cuts admin, improves consistency and supports a range of workflows from self-service to fully outsourced operations — a practical suite for professional HMO management.
Real World Use Case
A UK property management firm uses InventoryBase to run routine mid-term and void inspections across dozens of HMOs. Inspectors capture photos on-site, AI structures the report, and the manager signs off digitally before sending tenant-facing copies — saving hours per property and reducing disputes with clear, timestamped evidence.
Pricing
Starting at £35/month. Trial is free for 14 days. Plans include Solo (£35/month), Duo (£45/month), Team (£75/month) and Pro (£349/month), with annual billing discounts available and VAT excluded.
Website: https://inventorybase.co.uk
Property Management Tools Comparison
This table provides a comprehensive comparison of various property management tools, highlighting their core features, pros, cons, and pricing to help property investors, landlords, and managers make informed decisions.
| Product | Core Features | Pros | Cons | Pricing |
|---|---|---|---|---|
| AgentHMO | HMO marketplace, valuation tools, services directory | Large network, free valuation, no sale no fee, compliance and analytics | Quote-based pricing. | Quote-based; terms vary |
| Arthur Online | Financials, task management, stakeholder communication, occupancy management | Supports mixed portfolios, automation, stakeholder apps, integration | High cost for smaller portfolios, learning curve, support needed for advanced features | £70/month+, depends on units |
| Landlord Vision | Compliance management, document storage, rent tracking, bank feeds | All-in-one platform, automated reminders, user-friendly, UK support | Pricey for small landlords, some features may be overkill, cloud dependency | £19.97/month+, excl. VAT |
| Property Portfolio | Rent reminders, accounting, legal documents, portfolio analysis | All-in-one functionality, browser access, landlord-oriented design | No pricing info, unclear system requirements | Not specified |
| RoomRaccoon | PMS, channel manager, booking engine, revenue tools, automation | Comprehensive platform, supports scale, automation, revenue optimisation | Cost varies by features, onboarding can be complex | £130/month+, varies by plan |
| Coho | Tenant onboarding, maintenance, compliance, Xero integration | Integrated tasks, automation, detailed dashboards, eSignatures | Complexity for small landlords, limited onboarding customization, no mobile app mentioned | £2.50/unit/month+ |
| InventoryBase | Mobile inspections, AI reports, live-stream inspections, digital signatures | Streamlines inspections, supports multiple workflows, trusted in industry | Complex for new users, higher pricings for small operators | £35/month+, excl. VAT |
Discover the Ultimate Solution for Managing Your HMO Portfolio
Managing multiple occupancy properties comes with unique challenges. This article highlights the struggle to find specialised property management software that truly understands HMO compliance, tenant management and financial oversight. You want tools tailored to the complexities of HMOs such as tenancy compliance, streamlined rent collection and reliable market valuation. Facing these pain points can become overwhelming without the right support.
At AgentHMO, we provide a dedicated platform designed specifically for the UK HMO sector. Our marketplace not only connects you with thousands of potential buyers and sellers but also offers free property valuations and a vast directory of trusted HMO service providers. If you seek a comprehensive solution built for HMO investors, landlords and managers, you should explore our HMO property listings and valuation tools. Do not wait and risk missing out on faster sales, better compliance support and complete access to HMO market insights.
Take control of your HMO property journey today at AgentHMO and see how a purpose-built platform can transform how you buy, sell and manage your portfolio.
Frequently Asked Questions
What features should I look for in the best HMO property management software?
Look for features that facilitate tenant management, compliance tracking, financial reporting, and maintenance requests. Focus on tools that integrate these functions into one platform to streamline operations and save time.
How can HMO property management software help me improve tenant communication?
Effective HMO property management software includes tenant portals and communication tools to facilitate quick responses to inquiries and maintenance requests. Consider implementing software that allows for bulk messaging to keep tenants informed in real-time.
What is the typical pricing structure for HMO property management software?
Pricing for HMO property management software can vary greatly, often based on the number of units managed and features included. Compare different pricing tiers, as some may start at a low monthly rate and increase based on additional functionalities.
How can I ensure compliance with housing regulations using property management software?
Select HMO management software that has built-in compliance tools, such as alerts for renewals and legal tasks. Regularly review compliance reports generated by the software to ensure all regulations are being met consistently.
Can HMO property management software automate financial reporting?
Yes, many HMO property management systems offer automated financial reporting that tracks income, expenses, and profit margins. This can help you reduce manual administrative tasks and generate accurate financial reports, often within a few clicks.
How does HMO software handle maintenance requests and tracking?
Most HMO property management software features maintenance request systems that allow tenants to submit issues directly through a portal. Look for systems that provide tracking features to monitor the status of each request and ensure timely resolution.
