Free property management software
The calm way to run your rentals.
Vivica keeps issues, properties, tenants and your team in one quiet, organised place — with a genuinely lovely app for your tenants.
Free. No subscriptions, ever. No credit card to start.
Built for landlords with 1 to 1,000 units
Whether you rent out the family cottage or manage four buildings with partners, the workflow is the same: calm.
Minutes to set up
Add a property and invite your first tenant before the kettle boils.
Everything included
Every landlord gets every feature. There is no premium tier to unlock.
Your team on board
Co-owners, staff and contractors — each with exactly the right access.
Tenants actually use it
Issues arrive as tidy reports with photos, not voicemails at midnight.
Maintenance, handled
Every issue arrives sorted, not shouted.
Tenants report problems with photos in under a minute. AI reads each report and flags how urgent it really is, so the failing furnace never queues behind a squeaky hinge.
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AI severity triage
Each new report is classified automatically — you can always overrule it with one click.
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A real activity timeline
Comments, status changes and severity updates in one thread everyone can follow.
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Internal notes
Keep contractor quotes and team chatter alongside the issue — invisible to tenants.
Your portfolio
One place, from a single family home to whole buildings.
A dashboard that tells you what needs attention today, and a page per property with its units, tenants and common-area issues. No spreadsheet tabs, no sticky notes.
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Portfolio at a glance
Open issues, properties and unread activity the moment you sign in.
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Units and tenants together
Bedrooms, square footage, who lives where and since when — one click away.
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Common areas too
Track the lobby intercom and hallway lights, not just what happens inside units.
Your team
The right people, behind the right doors.
Invite co-owners and staff, approve join requests, and scope anyone to exactly the properties they should see — building by building, with one-click exceptions.
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Owners and members
Owners run the organisation; members handle the day-to-day you assign them.
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Per-property access
Grant or deny access building by building. Exceptions take one click.
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Join requests
New staff request access; you approve from the members screen. No shared passwords.
For your tenants
Your tenants get a genuinely lovely app.
Reporting a problem takes less than a minute: snap a photo, describe it, done. Tenants follow progress and get alerts as you work — which means fewer “any update?” texts for you.
- Report issues with photos in under a minute
- Follow progress on a live timeline
- Alerts when status changes — no chasing
Coming next
Rent and paperwork are next on our list.
Rent collection in development
Collect rent online with automatic receipts. Vivica will take a small fee per payment — that’s how the lights stay on.
Document management in development
Leases, inspection reports and receipts, filed against the right property and tenancy.
Up and running in an afternoon
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Add your properties
Buildings, units, square footage — or just the one house. Both work.
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Invite your team and tenants
Everyone gets their own account and sees exactly what they should.
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Handle issues before they grow
Reports arrive triaged by AI. Comment, assign severity, resolve, done.
Free. Really.
Vivica is free for landlords and tenants — every feature, no tiers, no trials. When rent payments launch, we’ll earn a small fee on each payment processed. That’s the whole business model.
- Unlimited properties and units
- Unlimited team members and tenants
- Issue tracking with AI triage
- Tenant mobile app
- Email and in-app notifications
No credit card required. No feature gates. When online rent payments arrive, a small per-payment fee applies only if you use them.
Questions, answered
Is Vivica really free?
Yes. Every feature is free for landlords, property managers and tenants — there is no premium tier, no trial clock and no per-unit pricing.
So how will Vivica make money?
When online rent payments launch, Vivica will take a small fee on each payment processed through the platform. We only earn when the platform is genuinely doing work for you — never from subscriptions.
Do my tenants have to pay or install anything?
Tenants never pay. They get a free mobile app for reporting issues, following progress and receiving updates — and they can use the web too.
I co-own properties with partners. Can we share access?
Yes. Organisations support multiple owners and members, per-property access rules, and join requests you approve — so partners, staff and contractors each see exactly what they should.
Does it work for a single rental?
Absolutely. A single-family house is a first-class citizen in Vivica — you skip the building setup and manage it as one home, no organisation bureaucracy required.
What about rent collection and leases?
Online rent collection and document management are in active development — they’re the next things we ship. Everything you enter today carries straight over.
Start managing for free.
Set up your first property tonight. Your tenants — and your inbox — will thank you.