Commercial property management software without enterprise complexity

Commercial property management software is the system a landlord uses to run the leases, rent, expense recoveries, maintenance, and tenant records of commercial buildings. It differs from residential tools because commercial rent comes from multi-year leases with scheduled steps, CAM or NNN pass-throughs that are reconciled every year, renewal options with notice windows, and insurance obligations, all billed by square footage or share.

For a strip center, a medical office building, or a mixed-use corner the work is not collecting twelve identical rents. It is knowing which lease steps up in October, which tenant's share of the parking-lot repaving is capped, when the option notice window opens, and whether the deposit that landed on Tuesday belongs to Suite 110 or Suite 112.

• Rent schedules with dated steps and free-rent periods, not one flat monthly amount
• CAM, tax, and insurance recoveries estimated, billed, and trued-up against each lease's own method and caps
• Renewal options, expirations, and notice deadlines that matter exactly once
• Certificates of insurance that expire and have to be chased
• A tenant record that holds the lease, the documents, the balance, and the maintenance history together

Many commercial owners do not need another enterprise platform or a full management company coordinating information they still have to review. They need a dependable system that shows what happened, what is due, and what decision comes next.

TenantPoint organizes the administrative side of self-management while leaving financial actions under owner approval. It is not an accounting system: most owners keep QuickBooks for the books and use TenantPoint for the property record that feeds them.

• A good fit: owner-operators and small family offices running a few commercial properties who want to see every decision before it happens
• Also a fit: a small team where an office manager or bookkeeper shares the workspace (two to fifteen user seats depending on plan)
• Not a fit: third-party managers who need trust accounting and client owner statements, residential portfolios, or tenant-side teams who need lease accounting under ASC 842

Each part of the work reads from the same record, so a lease term approved once shows up in the rent roll, the CAM rule, the tenant portal, and the operating statement without being typed again.

• Leases: upload the PDF; the rent schedule, CAM method, pro-rata share, dates, and responsibility clauses are extracted with page citations for your approval, and amendments keep the prior document attached
• Rent: charges follow the approved schedule; record checks, wires, and transfers as they arrive; see open balances by tenant; late fees are calculated from the terms you confirm and proposed for you to assess
• CAM: review recoverable expenses by category, confirm each tenant's pool participation and sharing basis, estimate next year, run the year-end true-up, and export a tenant-facing reconciliation and notice
• Banking: import CSV or OFX statements, or connect a Plaid bank feed where enabled, then categorize each transaction against a property, tenant, vendor, or work order; matches are reviewed, not assumed
• Maintenance: tenants report issues from the portal or you create the work order yourself, then track category, priority, assignment, estimates, and status through to close with vendor records and invoices attached
• Tenants: a portal reached by a secure email link where each tenant sees only their own lease, documents, statements, and requests and can upload a certificate of insurance; email on every plan, and on eligible plans tenants can pay an outstanding balance by ACH through Stripe
• Reporting: a current rent roll, open balances, AR aging, and an operating statement with NOI by building, exported as PDF or CSV or emailed to your CPA or lender

A lease term should inform the rent roll, late-fee decision, CAM rule, tenant communication, maintenance record, and eventual sale package. Keeping those workflows together prevents the same information from being entered repeatedly.

• Lease documents and verified terms
• Monthly charges, payments, and balances
• Bank transactions and allocation rules
• CAM expenses, forecasts, and explanations
• Maintenance requests, assignments, and history
• Tenant communications and audit history

Every price is published. Owner is $99 a month, or $990 a year, for 3 properties, 30 tenant spaces, and 2 users. Portfolio is $249 a month, or $2,490 a year, for 10 properties, 150 tenant spaces, and 5 users, and adds QuickBooks Online, Zapier, and tenant ACH payments. Professional is $499 a month, or $4,990 a year, for 30 properties, 500 tenant spaces, and 15 users. Larger portfolios are priced by quote.

Every plan starts with a 21-day free trial, no credit card, and no sales call. Lease extraction, CAM reconciliation, work orders, the tenant portal, and reporting are on every paid plan, and there is no per-lease or per-unit fee.

The comparison pages check each vendor's own pricing page and say plainly where the other product is stronger. The short version: most commercial platforms are built for management companies and priced per unit or by quote, while TenantPoint is priced per property, published, and starts with a trial instead of a demo. The table below pulls the pricing and fit rows from those pages.

Twelve questions to ask before you trust any tool with a lease. The answers separate software built for commercial owners from residential software with a commercial checkbox.

• Does it read the lease, or do you retype it? Ask to see a rent step and a CAM cap taken from a real PDF.
• Is CAM reconciliation built in, or is it a spreadsheet export? Ask how caps, pools, and pro-rata shares are handled.
• Can it show a tenant why their CAM went up, in a statement the tenant can actually read?
• Does it track option windows and notice deadlines, and tell you before they close?
• Is pricing published, and is it per property or per unit? A per-unit price built for apartments penalizes a 60,000-square-foot center with six tenants.
• Is there a free trial you can run on your own lease, or only a demo?
• How does bank activity get in: live feed, statement import, or manual entry? And what happens when a deposit does not match a tenant?
• Does it replace QuickBooks or work beside it? Decide which system owns the books before you buy.
• What does the tenant see, and can a tenant ever see another tenant's record?
• Can tenants report maintenance and upload their insurance certificate without calling you?
• What is not included: percentage rent, e-signature, trust accounting, a mobile app? Every tool has a list; ask for it.
• Who approves what? Software that bills tenants or assesses fees without a human step is a liability for a small owner.

The software is not a substitute for emergency response, physical inspections, legal advice, brokerage representation, tax accounting, or vendor supervision. It keeps the underlying record organized so those specialists can be used when their expertise is actually needed.

Begin with property and suite records, verify lease terms, then review scheduled rent, CAM, and outstanding amounts. Add banking context, manage the maintenance work, and give tenants access to their permitted documents and portal actions.

Connect the optional tools when they fit: Stripe for eligible tenant ACH payments, Plaid for read-only bank feeds where enabled, QuickBooks Online for selected accounting activity, and private Zapier or public-alpha developer access for supported operational workflows. Each has its own eligibility and setup requirements.