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Monthly report · September 2026

Property management for small landlords, September 2026: 0 open gaps across 7 read companies.

As the catalog read it in September 2026 · written Oct 1, 2026. This report does not change after it is written.

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Forge’s own counts and the quoted claims with their sources are CC BY 4.0 — cite as Ambera Forge, Property management for small landlords, September 2026. Carried market-size figures are their publishers’ and are not in the file.

What was read

7 companies placed; 7 read during September 2026.

Gaps closed and opened

No complaint theme was raised about two or more read companies this month. There is no previous month on record to compare against.

Who entered

7 companies placed (TurboTenant, Avail, RentRedi, Buildium, Baselane, Fees passed to tenants, Landlords with one to ten units); 0 products sighted by a search and not yet read.

Pricing moves

7 of 7 read companies have a pricing entry on record; 11 pricing changes recorded across 7 companies this month.

  • Avail [FACT] Sep 30, 2026 · 1 change this monthBaseline: Avail offers two tiers — free 'Unlimited' (unlimited units, core features) and 'Unlimited Plus' at $9 per unit per month, which adds waived ACH fees, customizable leases, and premium support. source
  • TurboTenant [FACT] Sep 30, 2026 · 2 changes this monthTurboTenant's current pricing structure is a Free plan ($0, unlimited units) plus two paid, annual-only tiers: Essentials at $149/year (~$12.42/mo) and Pro at $199/year (~$16.58/mo). source
  • RentRedi [FACT] Sep 30, 2026 · 2 changes this monthRentRedi's official pricing page structure offers three billing-cycle plans for the same feature set: Monthly at $29.95/month, 6-Month at $20/month, and Annual at $12/month, with no additional per-unit, tenant, teammate, or support charges on any plan. source
  • Buildium [FACT] Sep 30, 2026 · 3 changes this monthBuildium's current pricing page lists three tiers: Essential 'starting at' $62/month, Growth at $192/month, and Premium at $400/month, with per-transaction fees on incoming EFT, eSignatures, and tenant screening layered on top (e.g., Essential incoming EFT is $2.35/transaction and eSignature is $5/document, dropping on higher tiers). source
  • Baselane [COMPANY CLAIM] Sep 30, 2026 · 1 change this monthBaselane offers a free-forever Core plan (banking, bookkeeping, rent collection, tenant screening) and a paid Smart plan at $20/month (billed annually, ~$240/year) adding 2-day rent deposits, advanced auto-tagging, auto-receipt matching, shared access, and custom categories. source
  • Fees passed to tenants [FACT] Sep 30, 2026 · 1 change this monthAcross major rent-payment platforms, ACH fees passed to tenants typically range $1–$3 per transaction (e.g. TurboTenant $2, TenantCloud $1.50–$1.95 tiered, RentRedi $1, AppFolio $2.49), while tenant-paid card fees run roughly 2.75%–3.5% plus sometimes a flat fee. source
  • Landlords with one to ten units [FACT] Sep 30, 2026 · 1 change this monthThird-party comparison content reports Innago as a fully free option best suited for landlords with one to two properties, while RentPost starts at $29/month plus $1 per unit and Landlord Studio starts at $12/month for three units. source

What users raised

33 themes raised by users; the most raised: Annual-only billing with no monthly option on paid tiers (1 of 7), Bank account setup fees ($99/account) (1 of 7), Card payment fee (3.49%) charged to tenants (1 of 7).

  • Annual-only billing with no monthly option on paid tiers 1/7
  • Bank account setup fees ($99/account) 1/7
  • Card payment fee (3.49%) charged to tenants 1/7
  • Custom questions/add-ons require paid plan 1/7
  • Fee structure designed for professional management companies, not small self-managed operators 1/7
  • fees framed as optional but effectively mandatory 1/7
  • fees not disclosed to property owners 1/7
  • lack of fee transparency before move-in 1/7
  • Limited accounting depth on base plan 1/7
  • limited advanced features on free plans 1/7
  • Limited customer support on Free plan 1/7
  • Limited full property-management workflows (leasing, maintenance) 1/7
  • monthly technology/portal fees 1/7
  • No free plan / no free trial 1/7
  • No listing/advertising tools for finding tenants 1/7
  • No mobile app (per competitor comparison) 1/7
  • No tenant messaging (coming soon) 1/7
  • Not a traditional bank / no physical branches 1/7
  • Onboarding fees required on Growth and Premium 1/7
  • Outdated plan names circulating in third-party comparisons causing confusion 1/7
  • Payment processing issues 1/7
  • Per-transaction fees inflate real bill beyond base tier price 1/7
  • per-transaction fees on free tiers 1/7
  • Per-unit fees get expensive at scale 1/7
  • Pricing spread between monthly vs. annual billing (2.5x) 1/7
  • Recent price increases 1/7
  • scalability concerns above 10 units 1/7
  • Separate tenant screening/payment fees erode flat-fee pitch 1/7
  • Short trial periods 1/7
  • slow ACH payout times 1/7
  • tenant-paid ACH transaction fees 1/7
  • tenant-paid card processing fees 1/7
  • Tenant-paid screening and payment fees seen as hidden landlord cost shift 1/7

Funding by quarter

Withheld: something was read in 1 of the last 8 quarters. A series needs at least 2 to say anything a single reading does not.

The ledger this month

29 observed claims recorded this month, 2 sources that did not answer.

  • PRICING · 11
  • COMPLAINT · 6
  • POSITIONING · 5
  • PRODUCT · 5
  • DISCOURSE · 1
  • PEOPLE · 1

How big this market is, as its publishers state it

No market-size figure has been recorded for this level yet. Not read is not zero.

Research-house estimates for this sector, carried side by side under each house’s own name. Estimates of one market can differ several-fold; none is averaged, and none is Forge’s.

No publisher is named for this level yet, so there is nothing to read from. Publishers are authored in the taxonomy and arrive with a deploy.

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