Property management software · United Kingdom
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The premise
Periodic tenancies by default. Section 21 gone. A landlord database, an ombudsman, digital tax filing, tightening energy standards. The administrative surface of a rental portfolio has roughly doubled in five years.
Xperty was designed after those changes, not retrofitted around them. Every tenancy carries its own compliance clock. Every payment reconciles itself. Every notice is generated from the legislation that governs it — with the audit trail to prove it.
Tenancies managed on Xperty across England, Wales & Scotland
Rent and client money processed annually
Automatic bank reconciliation match rate
Median admin hours saved per manager, per week
The platform
Lettings admin fails at the seams — between the spreadsheet and the bank, the certificate and the calendar, the contractor and the landlord. Xperty removes the seams.
| Property | Tenancy | Rent | Compliance | Next event |
|---|---|---|---|---|
| 14 Wellesley Road Croydon CR0 2AH · 2 bed flat |
Periodic from 12 Mar 2024 |
£1,450 pcm Paid 1 Jul |
Clear | Inspection 14 Aug |
| 7A Fitzalan Street London SE11 6QX · studio |
Periodic from 01 Sep 2023 |
£1,195 pcm Paid 1 Jul |
EICR 41 days | Book EICR |
| Flat 3, Marlowe Court Bristol BS8 1PY · 1 bed |
Periodic from 22 Jan 2025 |
£995 pcm 6 days late |
Clear | Arrears step 2 |
| 88 Kelvinhaugh Street Glasgow G3 8PZ · 3 bed HMO |
PRT (Scotland) from 05 Oct 2024 |
£1,620 pcm Paid 28 Jun |
HMO licence | Renewal 30 Jul |
| 2 Beechwood Gardens Leeds LS8 2NP · 4 bed house |
Periodic from 18 Jun 2022 |
£1,875 pcm Paid 1 Jul |
EPC D | Retrofit plan |
| Bank line | Matched to | Amount | Status |
|---|---|---|---|
| BACS · A OKONKWO REF 14WELL 01 Jul 2026 | 14 Wellesley Rd · July rent | £1,450.00 | Reconciled |
| FPS · M HARGREAVES 01 Jul 2026 | 7A Fitzalan St · July rent | £1,195.00 | Reconciled |
| DD · GOCARDLESS BATCH 8812 02 Jul 2026 | 38 tenancies · July rent | £54,310.00 | Reconciled |
| FPS · REF “RENT” 03 Jul 2026 | 2 candidates suggested | £840.00 | Review |
| Obligation | Applies to | Renewal | Status |
|---|---|---|---|
| Gas Safety Record (CP12) Annual · GSIUR 1998 reg. 36 | 181 units | Rolling | All current |
| EICR 5-yearly · 2020 Regulations | 248 units | Next 41 days | 6 booked |
| EPC 10-yearly · MEES | 248 units | 34 below band C | Plan built |
| Right to Rent England · share code check | 212 tenancies | 9 time-limited | Verified |
| Deposit protection 30-day rule · TDS / DPS | 236 deposits | — | Protected |
| HMO licence Glasgow City Council | 3 properties | 30 Jul 2026 | Renew now |
| Job | Property | Contractor | SLA | Status |
|---|---|---|---|---|
| Damp patch, bedroom ceiling Reported by tenant · photos ×3 | 7A Fitzalan St | Kestrel Damp Ltd | Day 2 of 14 | Surveying |
| Boiler no hot water Emergency triage | 14 Wellesley Rd | Harlow Heating | Day 1 of 1 | On site |
| Front door lock replacement Approved by landlord | 2 Beechwood Gdns | Vale Locksmiths | Day 3 of 7 | Booked |
| Communal stair lighting Quote £340 · awaiting approval | Marlowe Court | Nine Elms Electrical | — | Approval |
Capabilities
Ten modules, one data model. Nothing is bolted on, so nothing falls between systems.
Applicant to check-out on one timeline. Referencing, Right to Rent share-code checks, digital signing, deposit registration inside the 30-day window, and periodic tenancies handled as the default rather than the exception.
Open Banking feeds match receipts to tenancies automatically. Arrears escalate down a ladder you define — reminder, formal letter, guarantor, notice — with every step logged and dated for evidential use.
Ring-fenced client accounts, three-way reconciliation, landlord statements and commission invoicing. Built to satisfy Client Money Protection scheme rules and produce an accountant's report without a scramble.
Gas, electrical, EPC, legionella, fire, smoke and CO alarms, HMO and selective licensing. Each certificate is attached to the unit, dated, and drives the reminder schedule — so renewals chase themselves.
Post-reform notice generation with the correct grounds, notice periods and service evidence. Rent increases via the statutory route, with the tribunal-ready paper trail attached to the tenancy.
Tenants report with photographs; jobs triage by urgency; contractors accept on their phones. Damp and mould cases run on their own clock, with the response times evidenced end to end.
Room-by-room capture on mobile, offline-capable. Time-stamped photographs, condition ratings and tenant sign-off produce a deposit-dispute bundle that adjudicators can actually follow.
Your clients see statements, certificates, job progress and documents without emailing you for them. Branded to your agency, on your own domain, on every device.
Quarterly figures formatted for Making Tax Digital for Income Tax, plus portfolio yield, void analysis, arrears ageing and per-landlord profitability. Export to Xero, Sage or CSV.
Portal feeds to Rightmove, Zoopla and OnTheMarket, viewing diaries that sync to your calendar, applicant matching and offer tracking — so a void closes in days rather than weeks.
Who it's for
For landlords
Know what's owed, what's due and what's coming — without a spreadsheet, a shoebox of certificates, or a January panic over the tax return.
For landlords
For agencies
Client money you can defend under audit, landlords who stop ringing for updates, and a property manager who can hold twice the doors without breaking.
For agenciesRegulation
We track UK housing and tax legislation as a product responsibility, not a blog category. When the law moves, the platform moves with it — and your existing tenancies are migrated for you.
Section 21 abolished, all assured tenancies converted to periodic, rent increases restricted to the statutory annual route, and the pet-request and discrimination provisions live. Xperty migrated every tenancy on the platform ahead of the date and rebuilt its notice engine around the new grounds.
Registration of landlords and properties, plus mandatory ombudsman membership. Xperty is building direct submission so your register entries stay accurate without duplicate keying, and complaint files assemble themselves from the existing audit trail.
Landlords with qualifying income above £50,000 are in from April 2026, above £30,000 from April 2027 and above £20,000 from April 2028. Xperty keeps digital records and formats quarterly updates for your accountant or bridging software.
Hazard response timescales extending to the private rented sector, and a Decent Homes Standard for private rentals. Damp and mould cases already run on evidenced clocks in Xperty, so the record exists before it's required.
Government has consulted on raising minimum rental EPC standards toward band C later this decade. Xperty scores your portfolio today, models the cost of closing each gap, and sequences the works by payback.
Xperty provides software, not legal advice. Timelines reflect the position published by government at the time of writing and are reviewed monthly by our regulatory team.
“We moved 1,100 tenancies across in a fortnight. The first month-end took an afternoon instead of four days, and our auditor asked which system we'd bought so she could recommend it to two other firms.”
In practice
01
“Arrears fell from £14,000 to under £2,000 because the ladder simply ran itself. Nobody had to remember to chase anybody.”
02
“Our client accounting used to be one person's private knowledge. Now it's a process anyone in the office can pick up on a Monday.”
03
“Every certificate for 260 units is in one register with a renewal date. That alone justified the move.”
Moving across
Changing property software has a reputation, and it's deserved. So we do it for you — from Reapit, Alto, Jupix, Arthur, Fixflo, Landlord Vision, or a decade of spreadsheets.
We take a full export from your current system, map it to Xperty's data model, and show you a reconciliation before anything goes live.
Both systems run side by side for a full rent cycle. We reconcile the client account to the penny before you commit.
Your team is trained in two half-day sessions. Your named onboarding lead stays with you for the first ninety days.
Send us an anonymised export and we'll show you your own tenancies inside Xperty on the call. Forty-five minutes, no slides, no obligation.