Per-owner monthly statements
One owner, one portfolio, one PDF. Rent, management fee, HOA, repairs and pass-throughs are itemised so the owner sees where the money went.
For independent property managers
Run rent, owners, maintenance and payments from one place.
Light Property is built for small-to-mid US residential portfolios. Ledger, statements, portals, maintenance — plus multilingual reporting and foreign-owner tax tracking when you need it.
The job is harder than it should be
I am still copying numbers out of spreadsheets and into WhatsApp every month just to keep owners updated.
My owners want a statement they can actually read, in their own language, without me translating it by hand.
Every rent-payment tool takes a cut of the rent. I want the full rent to reach my company.
What Light Property does
The features you already need from a property manager, with the transparency and language support your owners expect.
Statements in English, Portuguese and Spanish
The owner portal, the monthly statement PDF, and the emailed report render in the owner's language. You send the same file to every owner.
Online rent collection with no platform cut
Tenants pay by card or ACH through Stripe. Funds settle directly to your company's connected account. Light Property does not take a percentage of the rent.
Foreign-owner tax tracking, when you need it
Record each owner's tax residency, W-8BEN signed date and expiration, and treaty rate. The statement applies the right withholding rate and feeds the 1042-S worksheet.
Document delivery by expiring secure link
Owner reports and tax documents are delivered through short-lived signed URLs from a private bucket. Nothing sits in a public inbox forever.
Maintenance, checklists and provider portals
One Kanban board for tasks, recurring checklists and tenant maintenance requests. Owners, tenants and providers each see only what belongs to them.
Built for your whole book
Most of your owners may be US-based. A few live abroad and need a statement in Portuguese or Spanish, with withholding tracked for the 1042-S. Light Property handles both without making you run two systems.
Switch the sample statement to see how the same numbers render in each language. Currency stays USD; formatting adapts per locale.
Sample owner statement
Owner statement
Maria Silva — Portfolio
Period: May 2026
11835 Gold Creek Dr, Orlando FL
- Rent collected
- $2,400.00
- Management fee (10%)
- -$240.00
- HOA
- -$185.00
- Repairs
- -$120.00
- Withholding on non-resident owner (30%)
- -$556.50
- Net remitted to owner
- $1,298.50
Withholding recorded for Form 1042-S. Reduced treaty rate available with a valid W-8BEN on file.
Who this is for
Independent property managers and small agencies with 15 to 400 doors who want one system for rent, expenses, owner statements, maintenance and payments.
If you run trust accounting at two thousand doors and need bank-level accounting integrations, look at Buildium or AppFolio. We are built for managers who spend their week talking to owners over WhatsApp and want the full rent payment to reach their company.
Saying this out loud makes the rest of the page honest.
Frequently asked questions
- Who is Light Property built for?
- Independent US property managers and small-to-mid agencies running residential portfolios. If you manage 15 to 400 doors, need owner statements, rent collection and maintenance in one place, and want to stop duct-taping spreadsheets together, the tool is built for you.
- Does Light Property take a cut of rent payments?
- No. Rent payments settle directly to your company's connected Stripe account. Tenants may see a transparent processing fee at checkout, but Light Property does not charge a percentage of rent or keep any portion of the payment.
- Do I have to withhold tax on rent I collect for a foreign owner?
- Generally yes. Rental income paid to a nonresident owner is US-source FDAP income and, unless the owner has elected under IRC §871(d) to treat it as effectively connected, the payer is required to withhold 30 percent (or the reduced treaty rate) and report on Form 1042-S. As the person collecting the rent, you are typically the withholding agent. Light Property tracks the owner's status and applies the correct rate on the statement.
- What is a W-8BEN and how long is it valid?
- Form W-8BEN is how a nonresident individual owner certifies foreign status and claims a reduced tax-treaty rate on US-source income. A signed W-8BEN is generally valid from the date it is signed through the end of the third succeeding calendar year, unless information on the form changes. Light Property records the signed date and warns you before it expires.
- Can my owners see their statements in Portuguese or Spanish?
- Yes. Each owner sets their language once. From that point the owner portal, the monthly statement PDF, and the emails they receive from you are in that language. English, Portuguese and Spanish are supported today.
- Do you work for managers whose owners are all US-based?
- Yes — the same platform runs a domestic portfolio. See the overview at /property-management-software.
Simple pricing
One price per company, based on active units. Rent payments go straight to your Stripe account — Light Property does not take a cut.