A rental property management software.
Our Rating: 9.1
DoorLoop is a low cost and scalable system to help manage properties for a growing real estate business. We liked that the Starter plan has most of the features you need to manage rental properties including a fully-functional mobile app. Otherwise, the Premium and Pro plans have more robust user controls, integrations, and support.
For users with fewer than 20 units, there are less expensive alternatives. This software is not suited for users needing additional services like built-in 24/7 maintenance coordination.
DoorLoop is a property management software that helps users manage rental properties located in over 100 countries and supports multiple currencies. This cloud-based software is built for property managers, owners, investors, landlords, management companies, and tenants.
DoorLoop helps you manage one property or thousands of properties, including residential properties, commercial properties, student housing, mobile homes, workforce housing, and more. Tools include rent collection automation, maintenance request administration, and prospective tenant management.
|Usability - 8.2||Global search feature is very useful; menus are not totally intuitive; "Create New" button is very helpful for quick tasks; learning several of the tasks requires a visit to the help center/support.|
|Support - 8.8||Help section has many resources and step-by-step guides; there is a form to request support; the phone number for support is not easily available from the user portal; the wait time to hear back from a human is ~5 minutes; the base plan does not come with phone support.|
|Features - 9.8||Has all the features we would expect from property management software (property management, tenant management,tenant portal, rent payment, etc.); website and mobile app are nearly identical - no need to learn two separate platforms.|
|Security - 9.3||Developer has had no data breaches; multi-factor authentication is available on all plans; users can easily export all data; permission controls for users could be more specific in base plan.|
|Value - 9||Good value for the price; starter plan has vital features but more desirable features (i.e. free ACH, tenant announcements, phone support, etc.) are in Pro and Premium plans.|
|Performance - 9||No performance issues; no issues jumping between tasks; performing repetitive tasks is somewhat difficult.|
|Key Features - 9.8||Creating new properties and units is straightforward; creating new tenants is somewhat confusing; keeping track of rent payments is easy; we can view and store descriptive information on properties and tenants; when creating a new user the new user must accept an invitation before they are visible on the platform.|
To add a new property, I simply clicked the "Create New" button on the upper left corner, and under "Rentals" selected "Property."
DoorLoop makes it easy to add details to new properties. A simple interface allows me to enter details such as:
After creating the new property, I could add photos, property amenities, and additional owners. Each property holds a trove of information to help you manage it including reports, units, leases, tenants, rental applications, signature requests, tasks, notes, files, and settings.
To add a new tenant on DoorLoop, users must create a new lease. To do this, I clicked the "Create New" button, and under "Leasing" selected "Lease." I then selected:
You can also add tenants by moving someone onto an existing lease. This process was not as intuitive or straightforward as I would have liked, but it was easy to find a step by step guide showing me how to do it.
The "Create New" menu shows lots of options for users to quickly add new information to the platform, but there isn't an option that says "create new tenant". A simple button or link to add a new tenant would be an easier option, especially for users with less technological experience.
To collect rent, DoorLoop facilitates debit, credit, and ACH payments. Through the tenant portal, tenants can set up automatic payments or manually pay every month.
Starter and Pro plans charge a $1.99 fee for each ACH payment, charged to the tenant. There is no charge with the Premium plan. Debit and credit payments incur a 3% fee which the tenant also must pay. There is no option for the property owner to incur either of these payment fees.
The "Create New" button gives several shortcuts to help users manage rent payments, including actions like:
Users can view recent and outstanding payments on the dashboard, which are customizable with the Pro and Premium plans. Additionally, within the accounting tab you can view all unpaid rent payments in an A/R aging summary.
Managing property maintenance is easy on DoorLoop. Start by clicking the "Create New" button, or by selecting the "Tasks & Maintenance" tab on the sidebar menu. Users can easily create new tenant requests, owner requests, work orders, and tasks. Each of these requests have similar fields in them:
When creating a work order, you can also toggle select:
After selecting Parts and Labor, I can add line items to keep track of labor and parts costs, then create a bill.
Once a work order is created, I can edit it, update it, and add subtasks.
Through our experience using DoorLoop, we desired:
|Starter||$59/month for 1-20 units
$49/month for 1-20 units
Price increases for every additional 20 units
|Pro||$119/month for 1-20 units
$99/month for 1-20 units
Price increases for every additional 20 units
|Premium||$179/month for 1-20 units
$149/month for 1-20 units
Price increases for every additional 20 units
DoorLoop was founded in 2019 and launched services in 2021.
DoorLoop features enterprise-level security and encrypts data with a 256-bit military-grade encryption. All data is automatically backed up every five minutes on multiple servers. DoorLoop also offers a one-click manual backup of all your data from the platform so users can easily copy it to a computer.
Yes, DoorLoop has an open API that allows you to build integrations with any applications that have open APIs. DoorLoop also syncs and integrates with thousands of programs through partner integrations, DoorLoop Webhooks, and Zapier integrations.
We recommend DoorLoop for small to large real estate businesses that want a scalable system for managing properties worldwide.
This software is best suited for self-management of properties since it does not include services like 24/7 maintenance coordination or connecting with local leasing agents.
Instead of charging a monthly base fee and a monthly fee per unit, DoorLoop charges a flat monthly fee for set numbers of units. The Basic plan includes up to 160 units, and the Pro and Premium plans include up to 5000 units (or more if you contact DoorLoop).
Users appreciate the robust onboarding assistance and training sessions. User complaints about the software include issues with learning the platform, slow times to connect with customer service, and needing more accounting functionality.
DoorLoop is a new company (launched in 2021) and they are always accepting user feedback to help them improve the software. They have a page on their website listing the feature updates they have made since the software's launch.
With no software in place, we signed on with DoorLopp for some automation in the management of our resideintial properties. Though we find the software is adequately meeting all of our core operating needs, we have found the interface “clunky” to use. Along with the “clunky” interface, the software has also been harder to learn than we anticipated.
All core needs being met for a residential property manager
Interface is not streamlined and the program is hard to learn.
This was exactly what we were looking for in terms of office leasing, building management, and prospecting. Since we manage numerous buildings, we really liked the ability to have separate logins for each building with separate tenant portals, logos, designs, and more. I’ve personally tried numerous other programs, and none of them had all the features we needed. There is a wide range of customization options available at our fingertips, from the ability to customize the tenant and owner portal, and even the emails that get sent to our residents. It really is a fully white-labeled solution.
It’s free and easy to use. Saving so much time compared to others. No other software supports residential and commercial real estate.
I couldn’t find a software that was really built for commercial properties. Many of them were a one-size fits all approach, jack of all trades, master of none. Doorloop really focuses strongly on both residential and commercial, and does both perfectly. I’m able to run all the reports needed that other companies didn’t have available Its free and website looks amazing and very intuitive
The software really excels at property management and does everything under the sun that anyone would ever need.
Although I know I am not the typical customer, I use DL to manage a few of my personal investment rentals. I liked the automation aspect of the program. Since this isn’t my full-time job, I’m not able to be hands on all day and I needed a solution to automate as much as possible from rent collection, reminders, listings, lease renewals, and personal task reminders and deadlines. I don’t use all the bells and whistles but it gets the job done for what I’m looking for. They were more focused on PM.
We are a family owned and operated development company that also keeps and manages some of the properties we build. As such, I was specifically tasked with finding the best software for our needs. The extensive criteria included a full accounting module, built-in reporting, CRM for tracking prospective tenants, payment processing, vendor bill-pay, and more. DOORLOOP was one of the few companies that ticked every box on our list. It’s been about 8 months of use and we’ve been thrilled to see the number of improvements they keep on releasing. The software is only getting better and we’re confident we made the right choice. They were the only ones that had everything we were looking for and more.
Ease of use and simplicity. Able to accomplish all tasks in one platform
Very fortunate I was invited to be an early access member. Accounting is super easy to use and runs very robust reports. Also the design and user-interface were both clearly well thought-out - intuitive for sure.
As a landlord, I liked the online portal the most. My tenants are able to pay by credit card now, something they’ve been asking for a very long time. They are also able to send maintenance requests through the portal instead of texting & calling us at all hours of the day. This keeps us much more organized and able to get an overview of where everything stands.
Definitely the technology of the entire platform. Being a property manager who dabbles in software development, I wanted a software that used the latest and great tech stack that was fast, responsive, mobile-friendly, and could keep up with our needs as we scale the business and our portfolio. They were also a new platform, but they didn’t have an API. Almost every other software I tested was built 15+ years ago making their coding language outdated and obsolete. It’s nearly impossible for these companies to compete (tech wise) with a platform built with today’s best programming capabilities. Think MySpace VS Facebook, or Blackberry VS iPhone.
This software has the best customer service than any other PMS I’ve worked with. I’ve used Yardi, AppFolio, and Buildium in previous companies, and I never had a great experience when I needed help. Sure, they would answer my questions, but it could take anywhere from a few hours to days. With doorloop, it’s not unusual to get an answer within minutes. These are also American English speaking reps that are in the same timezone as us. Even though they don’t offer support on weekends, they still respond to my tickets if it’s important. Appfolio is so big, I felt like no one really cared about us and we were just another number to them.
The software helped me automate everything from listings, marketing, screening, renters insurance, lease agreements, to even renewals. I was using Yardi Breeze before, but it just wasn’t cutting it in terms of automation. Voyager was way too expensive and overkill for my small operation.
I have known many of the founders for several years and they have an impressive record of successful ventures, so I was lucky enough to get invited for an early access trial. So far I’ve found it to be incredibly intuitive, easy to use and above all the speed with which I can generate my reports is incredible. From a tenant perspective, the portal has greatly improved my communication and allowed me to easily track maintenance requests submitted by my tenants. I’m excited to grow with the product and already see huge benefits implementing this into my business. The detailed accounting system was a huge part of why I decided to go with DoorLoop as it means I no longer have need for QuickBooks
DoorLoop is so easy to use, I literally needed no training. It’s like picking up your iPhone for the first time. After playing around with the software for a bit and reading their online help section, I feel like I am now an expert! Also, their accounting and reporting system is comprehensive, but yet really straightforward.
How quick and easy it was to get onboarded and running. We had a project that just got acquired, and needed a PMS to organize everything from our tenants, leases, payments, and more. We didn’t have the time or energy to spend months mastering the more complicated programs in the market, so DoorLoop was the perfect fit. Their team communicated with me almost instantly from their website and within 24 hours I was already on a demo.
DoorLoop’s software helps me to easily keep track of prospects, bills, delinquencies, vendors, and so much more. I used to be inundated with paperwork, but now I am so much more organized. Frankly, DoorLoop is helping me save money while scaling. I also, know one of the owners very well and trust him. And if he is involved, then in addition to DoorLoop being a great software, the company itself is in very good hands.
That we can finally separate our bookkeeping per property while still being connected so we can pay 1 vendor for multiple properties. QBO didn’t allow us to pay a vendor, like a plumber, to do work across our different properties. We would have to login to each separate QBO Company, write a check, then do the same for each property and each vendor. This process would take our staff a full day just to pay vendors when it could have taken only 1 hour, which it now does. We still use quickbooks for our company accounting (payroll, expenses, etc..), but no longer use it for our property accounting (rent payments, vendor bills, etc…). The best part is, doorloop works exactly like QBO, so it’s very familiar to all of us and required very little training.
We chose Doorloop because of the property management accounting capabilities. It did everything we wanted and checked off every box on our list plus more. We can now run financial statements for each individual property. We can see profit & loss reports per property. We can maintain double-entry accounting accuracy. Doorloop comes pre-built with many reports we can use out of the box. They did most of the hard work for us which we really appreciated. Too complicated and expensive to use
This software is fast! Like really really fast. Everything just works perfectly out of the box. Generating reports takes seconds, not hours. It used to take us over 12 hours sometimes to generate reports on other programs. The team at DOORLOOP really went out of their way to make sure this software was easy to use and took less clicks to get to the most important parts of the program, which our team really appreciated.
Doorloop forces you to stay organized. As property managers, there isn’t enough time in the day to get everything done or get back to prospects or active tenants that have questions or maintenance requests. When we needed to find any document, lease agreement, contract, or anything in general, it would take forever to comb through our emails, digital and paper files, even though we were already scanning everything into our Dropbox. We still can everything, but now we put it directly into Doorloop so it’s searchable in one click and we can see everything based on each property, unit, or tenant. It sounds silly, but the search button on the top left of the program is probably one of our most heavily used features. We’re able to find any document, lease, tenant, or task instantly. For all the property managers out there reading this: if youre like me and know you could be more organized, give doorloop or any of the other programs a try. Anything is better than nothing, trust me.
That it finally allows me to calculate our monthly sales tax with an easy report that I can use for paying the IRS each month. Because I was able to get up and running within 3 days while appfolio didn’t even schedule a demo with me yet (and still hasn’t till this day).
The built-in CRM that enables us to keep track of all of our contacts including tenants, owners, vendors, and subcontractors. We had a major issue keeping track of our maintenance requests. Tenants would call or email us with their requests, and sometimes our staff didn’t put it into our excel sheet which made some requests fall through the cracks. Now we’re able to offer a tenant portal where all requests must be made online. Our tenants can get status updates, and our staff can follow the progress on each request to completion. Not one request has slipped through the cracks since we implemented the software.
Doorloop has saved me the incredible hassle of collecting rent the old-fashioned way with paper checks and cash. I would have to drive an hour away to visit my properties and collect rent in person. And if they didn’t pay - I would have to come back! During the COVID quarantines, I no longer wanted to see people in person, so I looked for a better way and found Doorloop. My tenants get their own login for their own tenant portal where they can pay by credit card or eCheck on autopilot every month. And if they don’t pay on time? Well…that’s what an automatic late fee is for :) I got the software free for the next year.
One-click global search for all of my properties (including, tenants, vendors, and much more) saves me so much time. The tenant portal, where I can communicate with my tenants, has also made me much more organized.
new easy fun
Accounting and prospecting features. Very comprehensive set of reports, yet so easy (a few clicks) and fast to run. And keeping track of prospects (and who those leads are assigned to) could not be easier with their built in CRM (customer relationship management) features. Also love the integrated background (criminal, credit, eviction history) search feature (a must-have for my residential properties) and that my tenants can easily purchase renter’s insurance directly within the DoorLoop renter portal (no more excuses!).
DoorLoop’s property management software is the best that I have ever used. Finally a property management software that feels and runs like it was built this century! Running accounting reports is super easy (and very quick) as is making/tracking maintenance requests.
As a small property manager that does this on the side, I chose doorloop software because it’s currently free and had no monthly minimums like the other options. I haven’t needed much training or support, but it’s nice to know that it’s always available and also included for free if needed.
Very solid team, great track record and history of successful ventures, fully support them and everything they’re doing and hope to help both of us grow our businesses together. Plus the software is so BEAUTIFULLY designed. By far the nicest, newest, and easiest to use.
The training, onboarding, migration, and support. Getting started couldn’t have been easier thanks to them holding our hand and walking us through the entire process. Switching from appfolio was no easy task, but they made it as quick and painless as possible. The responsiveness of their team - they contacted me right away and significantly faster than Yardi.
Definitely the ease of use. Our last software took us months to figure out, and cost a fortune for training. After a few painful years, we finally made the switch because they didn’t have certain features we wanted that doorloop offered. To say the software is easy to use is an understatement. We only needed two training sessions (an hour each), and felt like we were proficient enough to get going. What took months before, not only took a matter of days. It definitely took the pain out of migration and training. The cost and ease of use