PropTech Built for Canadian Tenancy Law, Not Texas
We build leasing, property management, and brokerage software for Canadian operators - tenant portals, leasing pipelines, rent collection, and MLS sync that respect the residential tenancy act of the province you actually operate in. Calgary roots, working with operators across Canada.
The Canadian Reality
Canadian Real Estate Runs on US Software That Was Never Taught the Residential Tenancy Act
AppFolio, Buildium, and Yardi are excellent products. They were also built for a country where rent increases, eviction notices, and trust accounting work nothing like they do in Alberta, British Columbia, Ontario, or Quebec - so Canadian operators paper over the gap with spreadsheets and manual workarounds.
Many Canadian property management offices and brokerages run a similar stack: a US-built platform handling most of the job, plus a constellation of spreadsheets handling the Canadian-specific remainder. Rent increase calculations the platform cannot do because it does not know about BC's annual cap or Ontario's rent guideline. Notice forms typed by hand because the platform has no concept of an Ontario LTB N4 or N12, an Alberta 14-day notice, or a Quebec lease in French. Trust account reconciliation done in Excel because the platform's accounting was not built to satisfy a RECA or RECO audit. The software covers the easy part and leaves the regulated part to people working late.
The regulatory layer is deeper than most US platforms appreciate. Real estate licensing is provincial - RECA in Alberta, RECO in Ontario, BCFSA in British Columbia, OACIQ in Quebec - each with its own trust accounting, advertising, and record-keeping rules. Residential tenancy is governed by a different statute in every province, adjudicated by a different body: Alberta's RTDRS, BC's Residential Tenancy Branch, Ontario's Landlord and Tenant Board, Quebec's Tribunal administratif du logement. Notice periods, rent control, deposit handling, and the forms themselves all differ. On top of that sits FINTRAC: real estate is a reporting sector under Canada's anti-money-laundering regime, with client identification and suspicious transaction reporting obligations that US conveyancing software simply does not carry.
We build for that reality. Our real estate scope can cover tenant portals and rent collection that run on Interac e-Transfer and pre-authorized debit rather than US ACH, leasing pipelines that move a prospect from inquiry to signed lease with the right provincial forms generated at each step, property management platforms with trust accounting that reconciles to a provincial council audit, and brokerage tools that sync to the MLS systems Canadian agents actually use - TRREB, CREB, REBGV - through RESO-standard data feeds. The point is not to replace the horizontal platforms wholesale; it is to build the parts they cannot, and integrate cleanly with the parts they do well.
The market is also mid-transition. Interest-rate whiplash has reshaped both transaction volume and the rental market, institutional capital has moved into Canadian multi-family at scale, and municipalities from Vancouver to Toronto have layered on short-term rental licensing regimes that change quarterly. Operators who can see their portfolio - occupancy, rent roll, leasing pipeline, maintenance backlog - in real time make better decisions than operators reconciling a spreadsheet at month-end. Software is the cheapest lever available, and it is one of the few that does not depend on which way rates move next.
What's Broken Today
The patterns we keep seeing
US platforms that ignore provincial tenancy law
Rent increase caps, notice periods, deposit rules, and the statutory forms differ in every province. Platforms built for the US either cannot model them or force every province into one template - so staff calculate increases and type notices by hand.
Trust accounting reconciled in spreadsheets
Provincial councils (RECA, RECO, BCFSA, OACIQ) impose strict trust account rules and audit them. When the core platform's accounting was not built for Canadian trust requirements, brokerages bolt on Excel - the exact thing an auditor least wants to see.
Listing data fragmented across boards
Inventory lives across TRREB, CREB, REBGV, Realtor.ca, and a website CMS, each with its own feed and rules. Keeping listings, photos, and status in sync across all of them is manual, error-prone, and slow when a property sells or leases.
Tenant communication with no audit trail
Maintenance requests and notices handled over text and personal email leave no defensible record. When a dispute lands at the LTB, RTDRS, or TAL months later, the paper trail that decides the case does not exist.
What We Build
Solutions tailored to real estate
Not a generic platform with industry skins. Architecture, workflows, and integrations chosen for real estate operations specifically.
Tenant-facing portals and operator dashboards that handle the full residential lifecycle - on rails that match the province. Rent collection on Canadian payment methods, maintenance ticketing with an audit trail, and notices generated on the correct statutory form.
Leasing pipelines and brokerage CRMs that move a prospect from first inquiry to signed lease or closed sale. Built around the MLS systems, showing logistics, and e-signature flows Canadian agents and leasing teams use every day.
Portfolio reporting for owners, REITs, and asset managers who need to see rent roll, NOI, occupancy, and leasing velocity across buildings in real time instead of waiting for a month-end spreadsheet.
The regulated layer the horizontal platforms skip: trust accounting designed with council audit requirements in mind, FINTRAC client identification and reporting, and document workflows that support dispute and compliance reviews.
Interactive Concept Demo
Watch a Lease Close and the Portfolio Update in Real Time
This is an illustrative mock of a leasing pipeline, using fictional data. Move a prospect through the stages - book a tour, take an application, approve, sign - and watch occupancy, monthly revenue, and pipeline value update the instant a unit leases. No month-end spreadsheet required.
Auto-playing: advance leads, lease a unit, then switch buildings - revenue and occupancy update live.
Occupancy
85%71/84 units
Units leased
71/ 84
Monthly revenue
$135K
Avg days to lease
21days
Pipeline value
$11K/mo
No leads here
Live mock of the leasing CRM we build. Prospects, units, and rent figures are illustrative. The real product integrates with your property-management system (Yardi, Buildium, or AppFolio) and accounting, syncs the rent roll automatically, and runs on Canadian data residency (AWS Canada Central) aligned with PIPEDA and Quebec's Law 25 - accessible to WCAG 2.2 AA.
The Regulatory Map
The rules we design around
Compliance is architectural for us, not a checkbox added at the end.
Provincial Real Estate Councils
Licensing, advertising, record-keeping, and trust accounting are regulated province by province - RECA (Alberta), RECO (Ontario), BCFSA (British Columbia), OACIQ (Quebec). Each audits brokerage trust accounts against its own rules.
Applies to: Brokerages and licensed agents, varies by province
Residential Tenancy Acts
Every province has its own residential tenancy statute and dispute body - Alberta RTDRS, BC Residential Tenancy Branch, Ontario Landlord and Tenant Board, Quebec TAL. Rent control, notice periods, deposits, and statutory forms all differ.
Applies to: Landlords and property managers, varies by province
FINTRAC / PCMLTFA
Real estate is a reporting sector under Canada's Proceeds of Crime (Money Laundering) and Terrorist Financing Act. Brokerages must perform client identification and file suspicious and large-cash transaction reports.
Applies to: Real estate brokerages and developers
Privacy Legislation
Tenant, buyer, and applicant data is personal information under PIPEDA, Quebec's Law 25, and the Alberta and BC PIPA regimes. Screening and application flows must handle consent, retention, and access requests correctly.
Applies to: All operators handling tenant or client data
RESO Data Standards & MLS Rules
Listing data syndication runs on RESO Data Dictionary and Web API standards, layered with each board's MLS rules (TRREB, CREB, REBGV) and CREA's Realtor.ca display requirements. Integrations must respect display and usage terms.
Applies to: Brokerages and listing platforms
Municipal Short-Term Rental Bylaws
Cities including Vancouver, Toronto, and Calgary impose short-term rental licensing, principal-residence rules, and registration numbers that change frequently. Platforms touching STR inventory must track the bylaw per municipality.
Applies to: Short-term rental operators and platforms
Illustrative Use Cases
What we could build for your team
These examples describe possible solutions, not completed client projects or measured results. Scope, integrations and expected benefits are established during discovery.
The scenario
A property manager running a large portfolio on a US platform plus spreadsheets
A tenant portal with Interac e-Transfer rent collection and province-aware notice generation could integrate with the existing platform and keep an audit-ready record of tenant communication.
The scenario
A brokerage with listing data spread across boards and its marketing site
A RESO-standard sync layer could propagate a status change from one system to the others and reduce manual re-keying, subject to each board's data licence.
The scenario
A multi-family asset manager reporting from a month-end spreadsheet
A rent roll, occupancy, and NOI dashboard with an investor reporting portal could replace the spreadsheet with figures updated from source systems.
Tools Chosen for the Job
Why we use what we use
Next.js + React
Listing portals and tenant-facing sites need server-rendered SEO, fast map and search pages, and AVIF imagery. Next.js delivers all three for property search that ranks and loads fast.
React Native + Expo
Tenant and agent apps from one codebase, with push notifications for rent reminders, maintenance updates, and showing confirmations - and over-the-air updates without App Store delays.
PostgreSQL + PostGIS
Geospatial search by neighbourhood, radius, and draw-on-map, plus the relational integrity a rent roll and trust ledger require.
Interac e-Transfer & pre-authorized debit
Canadian renters pay by e-Transfer and PAD, not US ACH. Rent collection has to run on the rails tenants actually use, with reconciliation back to the ledger.
RESO Web API integrations
RESO Data Dictionary and Web API standards connect to TRREB, CREB, and REBGV feeds for IDX/VOW so listings stay in sync within each board's display rules.
AWS Canada Central
Canadian hosting can be scoped for tenant, applicant, and trust data, with the design reviewed against PIPEDA, provincial PIPA, and Quebec Law 25.
The Underlying Services
Services we draw on for this work
Custom Software & Web Development
Client portals, SaaS platforms and business software built around your workflow. Custom websites for businesses ready to invest in their next stage.
Explore serviceMobile App Development
Cross-platform iOS and Android apps built with React Native — one codebase, native performance, faster launch
Explore serviceDatabase & API Solutions
Scalable databases and secure APIs that connect your systems — built for reliability and growth
Explore serviceFAQ
Questions buyers ask first
Common questions about real estate & proptech software development in Canada
Ready to talk real estate software?
Book a 30-minute scoping call. We will walk through your operation, talk through what's worked for similar Canadian real estate operations, and tell you honestly whether we are the right team.