SimplifyEm vs Avail: Best for Small Landlords

• SimplifyEm and Avail both target landlords with 1–20 units, but pricing models differ significantly.
• Neither platform facilitates rent payments or provides features for tenants to log in and access their own records.
• Both platforms offer maintenance tracking, but SimplifyEm includes a free seasonal maintenance checklist for landlords.
• TenantFlow is an alternative for landlords who prioritize document organization and financial reporting over features focused on tenant interaction.

Pricing Comparison: SimplifyEm vs Avail

Pricing is a critical factor for landlords managing a small portfolio, as overhead costs can quickly eat into profits. Both SimplifyEm and Avail offer tiered pricing, but there are key differences in their structures.

SimplifyEm charges per unit and offers a free plan for landlords with 5 or fewer units. Their pricing tiers are as follows:

Plan	Price (Monthly)	Units
Free	$0	1–5
Starter	$9.99	6–10
Professional	$24.99	11–25
Advanced	$53.99	26–50

Avail, on the other hand, charges a flat monthly fee based on the number of units. Their pricing tiers are:

Plan	Price (Monthly)
Starter	$20
Growth	$50

Both platforms have additional fees for e-signatures and other premium features. For landlords with fewer than 10 units, SimplifyEm's free plan may be attractive. However, landlords with 15 or more units might find Avail's flat pricing more cost-effective. For a deeper dive on SimplifyEm's pricing, including hidden fees you should watch for, read Simplifyem Pricing: Hidden Fees Revealed.

Core Features: What SimplifyEm and Avail Offer

When comparing SimplifyEm and Avail, it's essential to look at the core features each platform offers. Both platforms provide tools for lease management, tenant records, and maintenance tracking.

Lease Management

Both SimplifyEm and Avail allow landlords to create, sign, and store leases digitally. SimplifyEm offers a free lease template library, while Avail provides customizable lease templates tailored to specific states. Landlords should ensure their chosen platform complies with local laws and regulations, as lease agreements are legally binding documents. For landlords looking to scale their portfolio, understanding how these platforms handle lease renewals and terminations is crucial. As an alternative, TenantFlow offers drafts, e-signed leases using DocuSeal (on Growth or Max tiers), renewals, and terminations all in one place.

Tenant Records

Maintaining accurate tenant records is vital for efficient property management. SimplifyEm and Avail both provide tenant profiling features, allowing landlords to store contact information, lease history, and emergency contacts. However, neither platform offers features for tenants to log in or access their own records. Tenants exist as records owned by the landlord, not as users with login credentials.

Maintenance Tracking

Maintenance requests are a common occurrence in property management. SimplifyEm and Avail offer maintenance tracking features, enabling landlords to submit requests, assign vendors, track status, and document completion with photos. SimplifyEm includes a free seasonal maintenance checklist to help landlords stay on top of routine inspections and upkeep. This checklist covers HVAC, plumbing, electrical, and exterior maintenance tasks organized by quarter.

User Interface and Experience

The user interface (UI) and overall experience of a property management software can significantly impact a landlord's workflow efficiency. Both SimplifyEm and Avail offer intuitive interfaces designed to streamline property management tasks.

Dashboard Overview

SimplifyEm's dashboard provides a snapshot of upcoming tasks, maintenance requests, and lease expirations. Avail's dashboard offers similar features, with a focus on financial reporting and income/expense tracking. Landlords should evaluate which dashboard layout aligns better with their management style and priorities.

Navigation and Accessibility

SimplifyEm's navigation is straightforward, with a left-side menu bar that provides quick access to various features. Avail's navigation is similarly user-friendly, with a top menu bar that organizes features into categories. Both platforms are designed to be accessible on desktop and mobile devices, allowing landlords to manage their properties on the go.

Financial Reporting and Tax Preparation

Accurate financial reporting is essential for landlords to track income, expenses, and tax deductions. SimplifyEm and Avail both offer financial reporting features, but there are differences in the scope and detail of their reports.

Income and Expense Tracking

SimplifyEm provides basic income and expense tracking, allowing landlords to categorize transactions and generate reports. Avail offers more advanced financial reporting features, including income statements, cash flow statements, and tax-ready exports. Landlords should assess which platform's reporting capabilities align with their accounting needs.

Tax Deduction Tracking

Tax time can be stressful for landlords, but both SimplifyEm and Avail offer tools to help simplify the process. SimplifyEm provides a tax deduction tracker spreadsheet, while Avail offers integration with popular accounting software like QuickBooks and Xero. For landlords using TenantFlow, the platform includes a free landlord tax deduction tracker keyed to IRS schedules with auto-totaled categories.

Security and Compliance

Ensuring the security of tenant data and compliance with local laws is paramount for landlords. Both SimplifyEm and Avail prioritize data security and offer features to help landlords stay compliant.

Data Security

SimplifyEm and Avail both employ industry-standard security measures to protect tenant data. This includes encryption, secure data storage, and regular security audits. Landlords should review each platform's security policies to ensure they meet their standards.

Compliance Features

SimplifyEm and Avail offer compliance features tailored to specific states, including lease templates and legal addendums. Landlords should verify that their chosen platform complies with local laws and regulations to avoid potential legal issues. For instance, TenantFlow's lease lifecycle management includes e-signing capabilities powered by your e-signature tool on the Growth and Max tiers, ensuring legally binding agreements.

Integration Capabilities

Integrations with other software tools can enhance a landlord's workflow efficiency. SimplifyEm and Avail offer various integration options to connect with accounting, marketing, and other property management tools.

Accounting Integrations

SimplifyEm integrates with QuickBooks Online, allowing landlords to sync income and expense data seamlessly. Avail offers integrations with QuickBooks Online, Xero, and other popular accounting software. Landlords should evaluate which integrations are essential for their accounting needs.

Marketing Integrations

SimplifyEm and Avail both offer marketing integrations to help landlords streamline their advertising efforts. SimplifyEm integrates with popular listing sites like Zillow and Realtor.com, while Avail offers syndication to multiple platforms. Landlords should assess which marketing integrations align with their advertising strategy.

Customer Support and Resources

Access to customer support and educational resources can significantly impact a landlord's experience with property management software. SimplifyEm and Avail both offer support options and resources to help landlords maximize their use of the platforms.

Customer Support

SimplifyEm provides customer support via email and live chat, with a knowledge base for self-service troubleshooting. Avail offers customer support through email, phone, and live chat, along with a comprehensive help center. Landlords should evaluate which support channels are most convenient for their needs.

Educational Resources

SimplifyEm and Avail offer a range of educational resources, including blog posts, webinars, and guides. These resources cover topics such as lease agreements, tenant screening, and maintenance best practices. Landlords should explore the available resources to enhance their property management skills.

Scaling Your Portfolio: SimplifyEm vs Avail

As landlords grow their portfolios, they need software that can scale with them. SimplifyEm and Avail both offer features to support portfolio growth, but there are differences in their scalability.

Portfolio Management Features

SimplifyEm and Avail provide tools for managing multiple properties, including bulk lease management and financial reporting. Landlords should assess which platform's features align with their growth plans. For landlords looking to scale from 5 to 15 units, understanding how these platforms handle portfolio growth is crucial. Read more about scaling strategies in Scaling to 15 Rentals: Landlord Tips for Growth.

Pricing for Growth

SimplifyEm's per-unit pricing model may become costly as landlords add more units to their portfolio. Avail's flat pricing tiers offer a more predictable cost structure for landlords with 15 or more units. Landlords should evaluate which pricing model aligns better with their growth plans.

Alternatives to SimplifyEm and Avail

While SimplifyEm and Avail are popular choices for landlords managing 1–20 units, there are alternatives worth considering. TenantFlow is one such alternative, designed specifically for independent landlords who prioritize document organization and financial reporting.

TenantFlow's Unique Features

TenantFlow offers a range of features tailored to independent landlords, including lease lifecycle management, tenant records, maintenance tracking, and financial reporting. The platform is intentionally landlord-only, with no features for tenants to log in or access their own records. TenantFlow's document vault allows landlords to organize leases, tenant documents, inspections, and maintenance records with custom categories per owner. For landlords looking to scale from 10 to 20 units, TenantFlow's features may be particularly appealing. Learn more about scaling strategies in Scaling to 20 Rentals: Landlord Software Guide.

Related reading: Propertyware Vs Buildium 2026 and Yardi Breeze vs Rent Manager: Which Fits Small Landlords?.

FAQ

How do SimplifyEm and Avail compare in terms of pricing?

SimplifyEm offers a free plan for landlords with 5 or fewer units, with pricing tiers based on the number of units. Avail charges a flat monthly fee based on the number of units, with two pricing tiers available. Landlords should evaluate which pricing model aligns better with their budget and portfolio size.

Do SimplifyEm and Avail offer features for tenants to log in and access their own records?

No, neither SimplifyEm nor Avail offers features for tenants to log in and access their own records. Tenants exist as records owned by the landlord, not as users with login credentials.

Can I use SimplifyEm or Avail for maintenance tracking?

Yes, both SimplifyEm and Avail offer maintenance tracking features. Landlords can submit requests, assign vendors, track status, and document completion with photos. SimplifyEm also provides a free seasonal maintenance checklist to help landlords stay on top of routine inspections and upkeep.