FREE TOOLS
The landlord's toolbox. Free, no sign-up.
Calculators, letters, and templates for the jobs that used to mean a spreadsheet and a search engine at midnight. State-aware for Texas, Washington, and Florida.
Moving in, moving out
- Rent or sell calculator Monthly cash flow if you rent it, cash in hand if you sell — and the date your tax-free sale window closes. Open the tool →
- Prorated rent calculator Move-in or move-out mid-month? See the prorated rent three standard ways, with the math shown. Open the tool →
- Security deposit return letter Your legal deadline as a countdown, plus a printable itemized letter. Texas, Washington, and Florida. Open the tool →
Rent day
- Late fee calculator The first day a late fee is allowed, the most you can charge, and whether your lease's fee would hold up. Open the tool →
- Rent receipt generator A clean, numbered rent receipt — monthly or annual — ready to print or save as PDF. Open the tool →
- Rent ledger template A free rent ledger, pre-filled with your rent schedule. Download for Excel or Google Sheets, or print. Open the tool →
Tax season
- Rental depreciation calculator Your yearly depreciation deduction and full 27.5-year schedule, matched to the IRS table. Open the tool →
- Schedule E expense organizer Sort a year of rental income and expenses into the exact Schedule E lines. Print or download for your accountant. Open the tool →
Every tool runs in your browser. Nothing you type is sent to us or stored. State-specific rules cover Texas, Washington, and Florida, each linked to the statute and re-checked on a schedule.