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Dweller

For Property Management Firms

Every System in Every Owner's Building, with Its Age and Condition.

Dweller keeps the age, condition and typical replacement range of every furnace, roof, oil tank and hot water tank you look after. Each owner gets a statement, and each building a condition report. It sits beside your accounting, not in place of it.

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$49.00 CAD a month for up to 100 units and 5 staff logins. 30 days free, no card to start.

Every System, Every Door

Each building gets a list of its systems, with install year, condition and a typical replacement range for Atlantic Canada. A known hazard, like aluminum wiring or knob-and-tube, is flagged and lowers the building's health score. Where we don't know enough, it says so instead of guessing.

A Statement for Each Owner

Rent in, costs, mortgage interest, your fee and the result, for each owner, with your company name at the top. Each statement prints how its figures were worked out, so the owner's accountant can follow it.

A Record You Can Hand Over

Every building has a printable condition report: its systems, which ones are past their typical life, and the last 12 months of repairs. Repair costs are typed once. They land in the expenses and in that system's history.

What It Is Not

Dweller doesn't collect rent, hold trust money or replace your bookkeeper. There is no owner login. Owners get what you send them.

Sample data. A made-up firm, owners, buildings and numbers, as of October 15, 2026. The streets are invented.

The Portfolio, by Owner

3 owners, 5 buildings, 12 units. Each building is assigned to its owner, so each owner's figures stay together.

  • Morgan Hiscock

    Lives in Calgary · fee 8% of rent received · 3 units, 3 rented

    • 21 Puffin Lane$3,375/mo

      Built 1962 · 3 units, 3 rented

      Property Health: Good 741 part past typical life

  • Sandy and Lee Bartlett

    Lives in Halifax · fee 9% of rent received · 3 units, 3 rented

    • 88 Capelin Cove Road$2,725/mo

      Built 1974 · 2 units, 2 rented

      Property Health: Fair 551 known hazard1 part past typical life

    • 5 Lighthouse Row$1,650/mo

      Built 1998 · 1 unit, 1 rented

      Property Health: Good 82

  • Jordan Penney

    Lives in Toronto · fee 8% of rent received · 6 units, 5 rented

    • 140 Bakeapple Drive$3,450/mo

      Built 1985 · 4 units, 3 rented

      Property Health: Not yet rated

    • 9 Kelp Court$2,050/mo

      Built 1956 · 2 units, 2 rented

      Property Health: Not yet rated

One Owner's Pack: Sandy and Lee Bartlett

What the firm sends an owner who lives in Halifax: the month's statement, the condition report for each building, and the repair plan.

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Owner Statement

Print it, or save it as a PDF from the print dialog, and send it from your own email.

Sandy and Lee Bartlett

Prepared by Sample Property Management

September 2026Sep 1, 2026 to Sep 30, 2026

Cash received and paid, September 2026

  • 5 Lighthouse Row

    Rent received
    $1,650.00
    Operating costs
    $118.00
    Mortgage interest
    $0.00
    Fee
    $148.50
    Operating result (not a payout)
    $1,383.50
    Capital
    $0.00

  • 88 Capelin Cove Road

    Rent received
    $2,725.00
    Operating costs
    $547.00
    Mortgage interest
    $640.00
    Fee
    $245.25
    Operating result (not a payout)
    $1,292.75
    Capital
    $0.00

  • Total, 2 properties

    Rent received
    $4,375.00
    Operating costs
    $665.00
    Mortgage interest
    $640.00
    Fee
    $393.75
    Operating result (not a payout)
    $2,676.25
    Capital
    $0.00

Operating result is rent received less operating costs, mortgage interest paid and the management fee of 9% of rent received. Capital spending is listed but not deducted. Costs not tied to one of these properties are not included.

The last column is what the buildings earned this month. It is not money sent to the owner: the firm's own books say what was paid out.

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Condition Report: 88 Capelin Cove Road

One per building, printed or saved as a PDF. It lists the building's systems, what needs attention and the last 12 months of repairs.

Address
88 Capelin Cove Road
St. John's, NL
Year built
1974
Units
2
Property Health
Fair, 55 out of 100

Condition summary

From records in Dweller. Not an inspection report.

Safety first: get these looked at
  • Aluminum wiring · have a licensed electrician check the connections · Electrician: Sample ElectricOur ranges are typical NL costs, not a quote. Get a quote, or add your own figure.
Budget for it: past typical life
  • Oil furnace · 4 years past typical life. Many keep running, so budget for a replacement. · Heating tech: Sample Heating and OilOur ranges are typical NL costs, not a quote. Get a quote, or add your own figure.
Not yet checked
  • Windows · nobody has checked it yet (installed 2008)

A known hazard such as aluminum wiring lowers the building's health score until it is dealt with.

Systems register

SystemInstalledAgeLife usedLife stage
Wiring(Electrical)197452 yrsDoes not applyNot judged by age
Windows200818 yrs86%Aging
Oil furnace(Heating & Cooling)200422 yrs124%Past typical life
Hot water tank(Plumbing)20179 yrs93%Aging
Roof201214 yrs89%Aging

Maintenance history, last 12 months

  • Sep 18, 2026 · Furnace serviced, nozzle and filter replaced$385
  • Jun 3, 2026 · Downstairs bathroom fan replaced$240
  • Feb 11, 2026 · Frozen kitchen pipe thawed and insulated$310
  • Nov 20, 2025 · Smoke alarms tested, two batteries replaced$35

Aging systems: eventual replacement

$4,500–$8,500

Replacement value of 1 part past its typical life. Not deferred maintenance and not a bill due now: parts past a typical life can keep working for years.

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Repair Plan: 88 Capelin Cove Road

Today's dollars. What is due, by year, with the reasoning for each figure. It downloads as a PDF or CSV for the whole account; a plan for one owner on its own is not built yet.

2 items are due now (CAD $7,500–$16,500)

After that, about $147/mo keeps you ready, the long-run average across all parts.

  • Now: $7,500–$16,500
  • 2027: $1,000–$2,000
  • 2028: $8,000–$14,000
  • 2029: $9,000–$15,000
  • 2030: nothing
  • 2031: nothing

  • Oil furnace

    Forecast

    Oil furnace: $4,500–$8,500. Past its typical life: funded over 12 months ($542/mo) until it is planned, done or not doing.

    $4,500–$8,500 Now

  • Wiring

    ForecastKnown hazard

    Wiring: $3,000–$8,000 to put right. A known hazard: funded over 12 months ($458/mo) until it is planned. If replaced instead: $10,000–$20,000.

    $3,000–$8,000 Now

  • Hot water tank

    Forecast

    Hot water tank: $1,500 midpoint, spread over about 1.0 years to 2027: $1,500/yr ($125/mo).

    $1,000–$2,000 2027

  • Roof

    Forecast

    Roof: $11,000 midpoint, spread over about 1.7 years to 2028: $6,434/yr ($536/mo).

    $8,000–$14,000 2028

  • Windows

    Forecast

    Windows: $12,000 midpoint, spread over about 3.0 years to 2029: $4,055/yr ($338/mo).

    $9,000–$15,000 2029

Ranges are typical Atlantic Canada costs in today's dollars, not quotes.

Dweller for Property Managers

$49.00 CAD a month for up to 100 units and 5 staff logins, plus applicable taxes. Or $490.00 CAD a year (2 months free). Monthly, no contract, and you can export your records when you leave.

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Your Owners and Buildings, from Your Spreadsheet

Email us your list of owners and buildings and we set up your first ones from it.

Email us your spreadsheet

It opens an email to support@dwellerpm.com.