For Ontario landlords, from one unit up
Your rentals, without the second job.
Gopher Boss for Landlords posts the rent, sends the receipts, gets repairs to your contractors and fills in Ontario's official forms with the dates checked. Works on your phone. Nothing to install.
$4 a unit a month, capped at $39, and free for one unit, plus applicable taxes, after your free 30 days. Not a cut of your rent. No credit card to start.
12 Elm St, Unit 2 (example)
Paid up| Nov 1 | Rent for November | $1,850.00 |
| Nov 1 | Interac e-Transfer received | −$1,850.00 |
| Nov 1 | Receipt sent to tenant | — |
Your rental was supposed to be passive income.
Then came the loose ends.
- Checking your bank app to see who paid.
- Texting the tenant who's always late. Again.
- Digging through email for a plumber's receipt.
- Searching "N4 form Ontario" at 11 p.m.
Every month it's the same. Then tax time comes, and you rebuild the whole year from bank statements.
And there's the worry you don't say out loud: What if I'm doing something wrong? A notice with the wrong date or the wrong amount can be thrown out at the Landlord and Tenant Board, and you start again while the rent stays unpaid.
A property manager would take this on, for a percentage of your rent, every month, for every unit.
Gopher Boss for Landlords does the landlord paperwork with you.
Made for people with a few units, a full-time job and no office. It follows Ontario's tenancy rules, so it catches common mistakes before they cost you.
Know who's paid, without asking.
Rent posts itself to each tenant's ledger every month. Tenants who owe get a reminder before it's due. Forward the Interac e-Transfer email and the payment is recorded for you. The receipt goes to the tenant by email.
Tax time is a printout, not a weekend.
Record payments and expenses as they happen, or upload your bank statement and match the lines. At year end your numbers are already grouped by the lines on the CRA's T776 rental form, ready for you or your accountant.
The right Ontario form, filled in and checked.
The official Standard Form of Lease, the N4 for unpaid rent, the N1 for rent increases and more, filled in from your records. The app works out the dates and stops what Ontario doesn't allow, like late fees or a rent increase above the guideline. Your tenant can sign the lease on their phone.
Repairs without the phone tag.
Your contractors get the job by email or text and accept it with one tap. No app, no password. They send the invoice as a photo or PDF, and every message is logged on the job.
Inspections and entries, with proper notice.
Schedule a visit for a whole building. Each tenant gets a proper notice of entry and can confirm with one tap and say whether they'll be home.
A paper trail that holds up.
Every notice, receipt, email, text and signature is in each tenancy's file, with the time it was sent. Download it whenever you need it, including for the Landlord and Tenant Board.
How it works
Add your property
Address, units and rent. Or import your spreadsheet.
Add your tenants
They get an email invitation to see their rent and receipts, or they never log in at all. Your choice.
Let it do the follow-up
Rent posts, reminders go out, receipts are sent and repairs get to your contractors. You check in when you need to.
Everything that's included
All of this is in the $4 per unit plan, capped at $39 a month and free for one unit. No setup fee, no extra modules.
Rent and money
- Rent posted to every tenant's ledger each month
- Reminders before rent is due, only to tenants who owe it
- Interac e-Transfers recorded automatically from your forwarded emails
- A receipt emailed for every payment
- Every balance on one screen, with NSF and returned payments handled
- Expenses by property and a CRA T776 summary at tax time
- Upload your bank statement: deposits matched to rent, withdrawals to expenses
- Commercial units too, with optional 13% HST on rent and receipts
- Yearly rent statements for tenants, and owner statements
Ontario forms, filled in and e-signed
- Standard Form of Lease (2229E), signed on any phone
- N4 for unpaid rent, N1 rent increase, N9 and N11 to end a tenancy
- L1 to the Board, with the N4 and Certificate of Service attached
- Dates worked out for you, including extra days by mail or courier
- Blocks late fees, wrong amounts and increases above the guideline
- Flags lease terms that are void in Ontario as you write them, with the reason
British Columbia forms, filled in and e-signed
- Residential Tenancy Agreement (RTB-1), signed on any phone
- 10 Day Notice for unpaid rent (RTB-30) with its Proof of Service (RTB-34)
- Rent increase (RTB-7), mutual agreement (RTB-8) and the tenant's notice to end
- BC's dates, yearly rent increase limit, deposit and late-fee caps checked for you
Alberta notices, written to the Residential Tenancies Act
- 14-day notice for unpaid rent, with the rent due and rent still to come listed separately
- Rent increase notice, and the tenant's notice to end a monthly tenancy
- Alberta's 14 clear days, 3 tenancy months, 365 days, registered mail and holidays checked for you
Repairs and contractors
- Tenants report repairs with photos from their phone
- Or by text or email: start with REPAIR: and it's a repair request, no login needed
- Jobs offered to your contractors in order, with deadlines
- Contractors accept, schedule and send invoices with one tap, no account
- Replies by email filed on the job automatically
- Ratings, plus a leaderboard for your contractors
- Every message on the job, in one log
Visits and notices
- Inspections for a whole building in one go, with proper notices of entry
- Tenants confirm with one tap and say whether they'll be home; for a single unit they can ask for another time
- Heads-up notices for work at the building, like a water shut-off
- Message every tenant in a building at once, logged in each tenant's file
Finding your next tenant
- A listing page for each vacant unit, with online applications
- Viewing times people book, move or cancel with no account, with reminders
- SingleKey credit and background checks in one click; you choose who pays
- Advertise and show a unit before the current tenancy ends
- A wait list that tells people when viewings open
- A wait-list page and printable sign for each building, before anything is advertised
- Tenant referrals: reward tenants who refer a new tenant with a credit you approve
- A one-click check for an applicant's past Landlord and Tenant Board orders on Openroom
Records you can rely on
- A timestamped file for every tenancy: every email, text, notice, signature and payment
- Download it any time, for your records or the Board
- What the app did for you on its own, in one list, with Undo where it's safe
- Tenants' consent to notices by email, asked at sign-up and recorded with the date
- Texts only go to numbers the person confirmed with a YES
- Your data kept separate from every other landlord's; download all of it any time
Easy to start, easy to use
- Import your units, tenants, expenses and past rent from Excel, CSV or a PDF
- Add a tenant who already lives there, with their balance and paper lease
- One form to add a tenant, owner or contractor
- Tenants, contractors and owners never need to log in
- Works on your phone; add it to your home screen like an app
- Viewings, visits, compliance dates and lease ends in your Google, Apple or Outlook calendar
- Free rent increase and N4 date calculators
- Suggest features and vote for what we build next
- A compliance checklist per property, with reminders and proof kept
- Tenant insurance on file, with reminders before it expires
- Insights from your own records: costs going up, repeat repairs, rent increases you can give
- Changes in tenancy law, codes and by-laws where you rent, in plain words
Don't take our word for it. Look.
These are the real Ontario government forms, not look-alikes. Here's an N4 the app filled in from a rent ledger, with made-up names:
Before you can sign a notice, the app checks:
- The termination date on an N4 is far enough out, with extra days if you mail it.
- Only rent is on it. Not utilities, not NSF fees.
- A rent increase stays within Ontario's guideline (1.9% for 2027), unless the unit is exempt.
- You gave 90 days' notice, and it's been 12 months since the last increase.
Why I built it
I've owned and run rental properties for more than 20 years, in Ontario and abroad. I've bought, sold, renovated, flipped and managed them myself.
In all that time, the hard part was never the buildings. It was the paperwork. Chasing rent. Hunting for receipts at tax time. Checking every notice twice, because one wrong date can cost you months.
I tried spreadsheets, notebooks and software made for large property companies. None of it fit a landlord with a few units and a day job.
So I built the tool I wanted. It knows Ontario's rules, so you don't have to look them up at 11 p.m.
The founder of Gopher Boss for Landlords
Questions landlords ask
Another subscription?
$4 a unit a month, capped at $39, and free for one unit, plus applicable taxes, after a free 30-day trial with no credit card. Not a cut of your rent: if a property manager charged 8% on a $2,000 rent, that would be $160 a month for that one unit.
Do you hold my rent money?
No. Rent goes from your tenant to your bank by e-Transfer, cheque or cash, as it does now. We never hold your money.
My tenants won't use it.
They don't have to. They keep paying by e-Transfer as they do now, and their receipt arrives by email. Notices and repair updates reach them by email or text, and they can answer with one tap. Logging in is optional.
I already have tenants. Do I start over?
No. Import your spreadsheet (Excel or CSV) or a PDF with your units, tenants, rent and what each one owes. Or add a tenant who already lives there, with their move-in date, balance and paper lease.
Do my contractors need an account?
No. They get each job by email or text with a link to accept it, set the time and send the invoice. They can also just reply to the email.
Is my data safe?
Every page is sent over an encrypted connection (HTTPS only). Passwords are never stored as you typed them, and you can turn on two-step sign-in. Your records are kept apart from every other landlord's, and automated tests check that on every change. Tenants see only their own tenancy; contractors see only the jobs you send them. You can download all your records any time. Our servers are in the United States today, and the Privacy Policy lists every outside service that handles your data.
Is it legal in my province?
It's built for Ontario (the Residential Tenancies Act, the Standard Form of Lease and the Landlord and Tenant Board's forms), British Columbia (the Residential Tenancy Act and the Residential Tenancy Branch's forms) and Alberta (the Residential Tenancies Act's notices). Quebec isn't open to new rentals yet. The app prepares and checks; you review and sign.
Can I find and screen tenants?
Yes. Post a listing and collect applications online, with income, employer and references. Ask an applicant for a SingleKey credit and background check with one click, and choose who pays. People can book viewings from the listing too, no account needed.
I own rentals through more than one company.
An account keeps one set of records (properties, tenants, rent and expenses). To keep each company's records apart, sign each company up as its own account, with its own subscription. Today, each account you sign up needs its own email address: one email is one login. For now, you sign in to each of your businesses with its own email; one login can't move between businesses you own. If your login works in more than one account (for example, you accepted another landlord's invitation to be their contractor), you move between them with "Working in" in the menu, under your name.
Who helps me if I'm stuck?
There's a checklist on your first screen that walks you through your first property, and you can write to us from the Contact page: we reply by email.
Try it free for 30 days. No credit card.
Then it's $4 a unit a month, capped at $39, and free for one unit, plus applicable taxes. Not a cut of your rent. If it isn't for you, just stop: without a card there's nothing to charge. Your records are yours: download them any time.
Get your evenings back from the paperwork.
Add your first property tonight. The checklist on your first screen walks you through it.
Start my free 30 daysFree for 30 days, then $4 a unit a month, capped at $39, and free for one unit, plus applicable taxes. No credit card to start. Cancel any time.