For UK landlords who manage their own lets

Everything your letting agent did, in one app. Without the fee.

Tenancy agreements, inventories, rent, certificates, notices and your tax year, in one place. FolioLord keeps you on the right side of the Renters' Rights Act, and keeps the signed paperwork to prove it.

Already using FolioLord?

Tenancy health. Every tenancy is checked for the things a landlord has to get right. What's in order is ticked off; what isn't is flagged, with the step that fixes it.

One app for the whole tenancy.

From the Right to Rent check to the deposit coming back, every step is in the same place, and each one feeds the next.

Before they move in
Right to Rent checked and recorded. Certificates in date. A tenancy agreement with the written statement of terms, signed online.
Moving in
A room-by-room inventory with photos. The deposit protected, the documents handed over and signed for, the utilities told.
During the tenancy
Rent marked as it lands. Reminders on your phone before a certificate lapses. Repairs reported by the tenant, inspections, rent increases.
Moving out
Check-out compared with check-in, fair deductions worked out, and the evidence ready if the tenant disputes them.
Year end
Rent and expenses added up for your tax return, Section 24 worked out, and read-only access for your accountant.

What you won't find in most landlord apps.

Most landlord software starts with the money. FolioLord starts with the paperwork that keeps you safe when something goes wrong, and keeps the money straight too.

01 · Signed online

Your tenant signs on their phone. You keep the PDF.

Inventories, the document checklist and the tenancy agreement go to the tenant as a link. They read it, sign with a finger, and the signed PDF is filed against the tenancy. No printing, no posting back, no "I never got that".

02 · Can I serve notice?

Know whether a notice will stand up, before you serve it.

Pick the ground and see the minimum notice period and the earliest date the notice could end. Then check the paperwork a court will look for, from deposit protection to the gas safety record, against what's already on file.

A check of your records, not legal advice.

03 · Deposit disputes

Fair deductions, worked out the way adjudicators do.

Every item rated worse at check-out than at check-in is listed for you. Add the cost, the item's age and its expected life, and FolioLord suggests a charge that allows for wear and tear and doesn't ask the tenant to pay for something brand new. Then it puts the evidence together.

04 · Law changes

What the Renters' Rights Act means for your lets.

Each change explained in plain English, then checked against your own tenancies. You see what's already done and which property still needs something.

05 · Tenant portal

A page for your tenant, instead of more texts.

Your tenant gets their own link with their documents, their rent record and a way to report a repair with photos. You get a notification on your phone, and the report is kept with the tenancy.

Screens from the app, filled in with sample details.

Also included.

RentMarked as it lands, with arrears flagged the day after it's due.
Reminders on your phoneGas Safety, EICR, EPC and tenancy dates, weeks before they lapse.
Inventories and inspectionsCheck-in, check-out and mid-term, room by room with photos.
NoticesSection 13 rent increases and Section 8 notices filled in from your records.
Tax yearIncome and expenses for your return, Section 24 and Making Tax Digital quarters.
ReceiptsPhotograph a receipt and the amount and date are read for you.
Your accountantA read-only link to the tax year, which expires when you choose.
UtilitiesChange-of-tenant letters to the energy, water and council tax suppliers.
CalendarEvery due date in your phone's calendar.
CompaniesPersonal and limited-company portfolios kept apart.

Built by landlords, for landlords.

FolioLord began with a landlord who took his properties back from the letting agent, and found the agent's job came with them. We built the app he couldn't find: everything an agent handles, in one place, made for landlords who manage their own lets.

Every feature is there because self-managing landlords needed it, and it's used to run real lets every day.

Yours, and only yours.

Your records are visible to your account and no one else.
It runs in the browser on your phone, tablet and computer. Add it to your home screen and it opens like an app.
A link you send a tenant, a helper or your accountant opens only what it's for, never the rest of your portfolio.
Early access is by invitation while it's shaped around the landlords using it.

Everything included. Pay for the size of your portfolio.

Properties	Monthly	Yearly

Start with a 30-day free trial. No card needed.

Every feature in every plan. You only pay for how many properties you have, personal and company together.
Yearly plans get two months free. Your plan moves with you as you add or sell properties.
Tenants, helpers and your accountant use their links free, without an account.
For comparison, an agent charging 10% on £900 a month rent costs £90 a month for one property.
If you stop paying, your records stay. You can still see and download everything. Cancel any time in Settings.

Start with one property. The rest follows.

Welcome back.

Your rent, certificates, tenancies and tax year, just where you left them.

Rent marked as it lands, and late payments flagged
Gas Safety, EICR and EPC dates tracked before they lapse
Inventories your tenant signs on their phone

Loading…

Just a moment

Opening FolioLord…

Property Details

Property Address

Check-In Date

Check-In Time

Inspection Date

Inspection Time

Inspector Name

Get someone else to do it

Tenant Details

Tenant Name

Tenancy Start

Phone

Tenants signing

General Property Condition

Overall Cleanliness

Decor / Paintwork

General Flooring

General property photos

Rooms in this property

Set up from the property's bedrooms and bathrooms. Rename any room, remove one the property doesn't have, or add more.

Front Door & Entrance Hall

Overall Room Condition (Mid-Term)

Front Door

Door Lock & Handle

Hallway Walls

Hallway Floor

Hallway Ceiling

Light Fitting

Light Working?

Intercom / Buzzer

Smoke Detector

Smoke Detector Working?

Entrance photos

Living Room — Room

Overall Room Condition (Mid-Term)

Extractor Fan Working? (Mid-Term)

Smoke Detector Working? (Mid-Term)

Walls

Ceiling

Floor / Carpet

Windows

Window Locks

Curtains / Blinds

Light Fitting

Light Working?

Sockets & Switches

Radiator

Smoke Detector

Living room photos

Kitchen — Room

Overall Room Condition (Mid-Term)

Extractor Fan Working? (Mid-Term)

Smoke Detector Working? (Mid-Term)

Walls / Tiles

Floor

Ceiling

Window

Light Fitting

Light Working?

Extractor Fan

Extractor Working?

Kitchen — Units & Appliances

Cupboards & Drawers

Worktops

Sink & Taps

Oven

Oven Working?

Hob

Hob Working?

Fridge / Freezer

Fridge Working?

Dishwasher

Dishwasher Working?

Washing Machine

Washing Machine Working?

Kitchen photos

Bedroom — Room

Overall Room Condition (Mid-Term)

Walls

Ceiling

Floor / Carpet

Window

Window Lock

Curtains / Blinds

Light Fitting

Light Working?

Sockets & Switches

Radiator

Bedroom photos

Bathroom

Overall Room Condition (Mid-Term)

Extractor Fan Working? (Mid-Term)

Smoke Detector Working? (Mid-Term)

Walls / Tiles

Floor

Ceiling

Bath / Shower Tray

Shower Enclosure / Screen

Shower Head & Taps

Shower Working?

Basin / Sink

Basin Taps

Toilet

Toilet Flush Working?

Mirror / Cabinet

Sealant / Grouting

Extractor Fan

Extractor Working?

Light Fitting

Light Working?

Towel Rail / Radiator

Bathroom photos

Meter Readings

ElectricityMeter number

GasMeter number

WaterIf separate meter

Meter reading photos

Keys Issued

Front Door Keys

Mailbox Keys

Communal Door Fob

Other Keys

Safety & Compliance

Gas Safety Certificate

EICR (Electrical)

EPC Rating

Smoke Alarms Tested

CO Alarm

Summary

Property—

Tenant—

Check-In Date—

Inspection Date—

Inspector—

Photos Taken0

Conditions Recorded0

Additional Notes

Tenant Comments — General

For the tenant to complete

Hand it back to the landlord

When every room, the meters and the keys are done, hand it back. The landlord checks it, signs it and sends it to the tenant. You can still make changes until then.

Your name

Landlord / Inspector Signature

Sign below with your finger or Apple Pencil

Tap to sign

✓ Signature confirmed

Tenant Signature

Tenant signs to confirm agreement with this inventory

Tap to sign

✓ Signature confirmed

Send to the tenant

When your side is complete, lock it and send the tenant the link. Give them the PIN separately — by text or in person — so the link on its own isn't enough to get in.

Ask FolioLord

Loading…

Property Inventory

Generating PDF