Property management, genuinely free

Run your rentals in one place, free for every landlord.

Properties, tenants, and maintenance — organised in one place. No subscriptions, no per-unit fees, no 'pro' tier locked behind a paywall.

Create your free account See how it works
  • No credit card
  • Free forever
  • Setup in minutes
$0
to manage your rentals
No subscription, ever
Unlimited
properties, units & tenants
No per-unit caps
0.5%
on payments, capped at $15
When payments launch — payouts free

What is Vivica?

Vivica is property management software for landlords of any size. List your properties and units, invite your tenants, and handle maintenance requests in one place — without paying a monthly fee. We earn small commissions only when you move money through Vivica (rent payments, contractor payments), and only on the features that do that. Everything else is free.

How it works

  1. 1

    Create your account

    Sign up free in under a minute. No credit card required.

  2. 2

    Set up your organisation

    Your organisation owns your properties — invite teammates to manage them alongside you.

  3. 3

    Add properties & invite tenants

    List your properties and units, then invite tenants to report issues and stay in the loop.

One web app. Every screen. Both sides.

Vivica is a single responsive web app — nothing to download, no app store. Managers get a full workspace; tenants get a phone-friendly portal. Switch sides to see what each looks like.

On the big screen

Your whole portfolio, organised

Every property and unit in one workspace. Filter by type, search by address, and spot open issues at a glance — built to scale from a single duplex to hundreds of units.

On your phone

Work any issue on the go

Open a report from your pocket, reply to the tenant, and keep private internal notes only your team can see. Vivica’s AI rates each issue’s severity so the urgent ones rise to the top.

On the big screen

Follow it through to “Resolved”

Tenants watch the whole conversation unfold — every manager reply and status change. Internal notes stay private; they only ever see what’s meant for them.

On their phone

Report in seconds — no app to install

A link, not a download. Tenants see their unit, snap a couple of photos, and file a report from the bus stop — then track every update right from their home screen.

Interface shown for illustration. Real data, your branding.

Everything you need to run your rentals

What's live today, and what's coming next — all free, always.

Live

Properties & units

Multi-property, multi-unit, multi-org. Built to scale from your first duplex to a 200-unit portfolio.

Live

Tenant portal

Tenants log in to see their unit, report issues, and track resolution status. Mobile-first, no app to install.

Live

Smart issue reporting

Tenants attach photos and a description. Vivica's AI rates severity automatically, so urgent leaks don't sit behind a wobbly door handle.

Coming soon

Hire contractors

Browse vetted contractors, request quotes, and pay through Vivica. Or keep using your own — we never lock you in.

Coming soon

Collect rent

Tenants pay through Vivica; rent flows to your account or sits in escrow earmarked for upcoming maintenance.

Coming soon

Financial reports

Track income, expenses, and profit per property without a spreadsheet. Export-ready for your accountant.

Simple pricing. One free tier.

There's no premium plan and no per-seat upsell. Managing your rentals is free, forever. The only fee is on payments you choose to move through Vivica — and that's still on the way.

Free forever
$0 to run your rentals
  • Unlimited properties, units & tenants
  • Tenant portal & issue reporting
  • AI severity rating on every issue
  • No per-user fees, no per-unit fees, no caps
Create your free account
Coming with in-platform payments

One fee, only when you move money

When rent and contractor payments launch, moving money through Vivica costs 0.5% per payment, capped at $15. Payouts are free, and paying off-platform always stays free.

No subscriptions, no setup fees, no monthly minimums, and no charge to withdraw your money.

Built around you, not the other way round

We're a small, hands-on team — not a faceless support queue. Email us at hello@vivica.app and a real person answers. Missing a feature you need? Tell us. We actively tailor Vivica to what landlords and tenants actually ask for.

Email hello@vivica.app

Talk to a human

Reach the team directly at hello@vivica.app. Real answers, fast.

Request features

Tell us what would make your life easier — we build to your needs.

No lock-in

Your data is yours. Keep using your own tools alongside Vivica.

Are you a tenant?

Vivica is invite-only for tenants — your landlord needs to invite you. If they haven’t, send them this page. If they have, your invite email has everything you need.

Frequently asked questions

Is Vivica really free? What's the catch?
Yes, really. Property management, tenant communication, and issue tracking are free forever, for unlimited properties and tenants. The only fee — coming later, when in-platform payments launch — is 0.5% (capped at $15) on rent and contractor payments you choose to move through Vivica. Payouts are free, and there are no other costs.
Do I need a credit card to sign up?
No. Sign-up is email + password.
Are there limits on how many properties or tenants I can add?
No. Vivica is free for one property or two hundred.
What's available right now vs coming soon?
Property and tenant management, issue reporting with AI severity rating, and tenant communication are live. Contractor hiring, rent collection, and financial reports are on the roadmap.
Is my data secure?
Vivica runs on Cloudflare's global infrastructure with encryption in transit. Your data is yours; we don't sell it.
Can I import data from Buildium, AppFolio, DoorLoop, or a spreadsheet?
Not yet. We're prioritising the import flow based on what new users tell us they're switching from — drop us a line if you'd like to see your platform supported.
Do my tenants need to download an app?
No. Vivica works in any browser, on phone, tablet, or computer. Tenants get an invite link and log in.
How does the AI severity rating work?
When a tenant reports an issue, our model classifies it as low, medium, high, or critical severity based on the title and description. You stay in control: you can override the rating, mark issues as in progress or resolved, and tenants see status changes automatically.

Ready to stop juggling spreadsheets and group texts?

Set up your first property in under five minutes. Free, forever.

Create your free account