For Ontario landlords with 1 to 10 units
Your rental was supposed to be passive income. Not a second job.
Gopher Boss for Landlords keeps your rent, receipts, repairs and paperwork in one place, and does the follow-up for you. Works on your phone. Nothing to install.
$4 per unit a month after your free 30 days. No credit card to start.
12 Elm St, Unit 2
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 | $0.00 |
You didn't buy a rental to become a bookkeeper.
But here you are.
- Checking your bank app to see who paid.
- Texting the tenant who's always late. Again.
- Digging through email for a plumber's receipt.
- Googling "N4 form Ontario" at 11 p.m.
Every month it's the same loose ends. Then tax time hits, 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? One wrong date on a notice and the Landlord and Tenant Board can throw your case out. You start over. Your tenant still hasn't paid.
A property manager would fix this. For 8 to 10% of your rent. On a $2,000 unit, that's up to $2,400 a year. Per unit. The big software is built for companies with 500 units, priced like it, and written for US rules.
Gopher Boss for Landlords does the landlord paperwork for you.
It's made for people like you: a few units, a full-time job, no office. It follows Ontario's tenancy rules, so the app catches mistakes before they cost you.
Know who's paid. Without asking.
Rent posts itself each month. Tenants get a reminder before it's due. Record an e-Transfer in seconds and the receipt is emailed for you. Every balance on one screen.
Tax time takes minutes, not a weekend.
Every payment and expense is filed as you go. At year end, your numbers are already grouped by the lines on the CRA's T776 rental form. Print it. Hand it to your accountant. Done.
The right Ontario form, filled in, every time.
The app fills the official forms for you: the Standard Form of Lease, the N4 for unpaid rent, the N1 for rent increases. It works out the dates. It blocks what Ontario doesn't allow, like late fees or a rent increase above the guideline. Your tenant can sign 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 can send the invoice as a photo. Every message is logged on the job.
Fire inspection? Every tenant told in a minute.
Schedule a visit for the whole building. Each tenant gets a proper notice of entry, and can confirm, ask for another time, or let you in while they're out.
A paper trail that holds up.
Every notice, receipt, email and signature is in each tenant's file, with the exact time it was sent. Download it if you ever need it at the Board.
How it works
Add your property
Address, units, rent. About 2 minutes. 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, repairs get dispatched. You check in when you need to.
Everything that's included
All of this is in the $4 per unit plan. 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
- 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
- A compliance checklist per property, with reminders and proof kept
- 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
AI assistant
Optional, $4 per unit a month
- Reads new repair requests, sets urgency and trade, and gives tenants safety tips
- Chases contractors for updates and invoices
- Works automatically, or asks for your OK first
- Never signs, serves notices, pays or deletes anything
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 is at least 7 days out. More if you mail it.
- Only rent is on it. Not utilities, not NSF fees.
- A rent increase stays under Ontario's guideline (1.9% for 2027).
- 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 big software built for 500-unit 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 per unit a month. Not a cut of your rent. A property manager taking 8% of a $2,000 rent costs $160 a month for that one unit. And the first 30 days are free. An optional AI assistant that sorts new repair requests and chases contractors for you is $4 more per unit, and you can turn it off any time.
My tenants won't use it.
They don't have to. They keep paying by e-Transfer. You record it in seconds and the receipt goes to them by email. Reminders, notices and repair updates arrive 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) with your units, tenants, rent and what each one owes. Or add a tenant who already lives there in under a minute, 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 one-tap link to accept it, set the time, and send the invoice. They can also just reply to the email or text.
Is my data safe?
Your records are kept separate from every other landlord's. Passwords are never stored in readable form. Tenants see only their own unit. Contractors see only the jobs you send them.
I don't have time to learn new software.
If you can send an e-Transfer, you can use this. Your first property takes under 10 minutes. There's a checklist on your first screen that walks you through it.
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 is coming soon, with a French version; other provinces are on our list.
Can I 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.
Try it free for 30 days. No credit card.
Then it's $4 per unit a month. Not a cut of your rent. If it doesn't save you time in the first month, just stop. You won't be charged. Your records are yours: download them any time.
Get your evenings back.
Add your first property tonight. It takes under 10 minutes.
Start my free 30 daysFree for 30 days, then $4 per unit a month. No credit card to start. Cancel anytime.