Property management, free for every landlord.

One place for properties, tenants, and maintenance. No subscriptions, no per-unit fees, no 'pro' tier locked behind a paywall.

Create your free account How we stay free
  • No credit card
  • Setup in minutes

What is Vivica?

Vivica is property management software for landlords of any size. List your properties and units, invite your tenants, and handle maintenance requests in one place — without paying a monthly fee. We earn small commissions only when you move money through Vivica (rent payments, contractor payments), and only on the features that do that. Everything else is free.

How it works

  1. 1

    Sign up

    Create your free account in 30 seconds. No credit card.

  2. 2

    Add your property

    Tell Vivica about your units. You're set up.

  3. 3

    Invite your tenants

    Send an invite link. Tenants report issues, you stay organised.

Everything you need to run your rentals

What's live today, and what's on the way. Built free, free, and free.

Properties & units

Multi-property, multi-unit, multi-org. Built to scale from your first duplex to a 200-unit portfolio.

Tenant portal

Tenants log in to see their unit, report issues, and track resolution status. Mobile-first, no app to install.

Smart issue reporting

Tenants attach photos and a description. Vivica's AI rates severity automatically, so urgent leaks don't sit behind a wobbly door handle.

Hire contractors

Coming soon

Browse vetted contractors, request quotes, and pay through Vivica. Or keep using your own — we never lock you in.

Collect rent

Coming soon

Tenants pay through Vivica; rent flows to your account or sits in escrow earmarked for upcoming maintenance.

Financial reports

Coming soon

Track income, expenses, and profit per property without a spreadsheet. Export-ready for your accountant.

How we stay free

We don't sell subscriptions. We earn a small fee only when you move money through Vivica — and only on the features that move money.

Property management

Always $0

Unlimited properties, units, tenants, and issues. No per-user fee, no per-unit fee, no caps.

Rent payments

Coming soon

Small fee per payment

Tenants pay rent through Vivica; we take a small commission to keep the lights on.

You can still collect rent off-platform — that stays free.

Contractor payments

Coming soon

Small fee per payment

Pay a contractor through Vivica; we take a small commission on the transaction.

Pay a contractor directly outside Vivica — that stays free.

Don't want to pay for anything through Vivica? You don't have to. Everything else stays free, forever.

Are you a tenant?

Vivica is invite-only for tenants — your landlord needs to invite you. If they haven’t, send them this page. If they have, your invite email has everything you need.

Frequently asked questions

Is Vivica really free? What's the catch?
Yes, really. We make money only on optional, money-moving features (rent payments, contractor payments) — and only when you choose to use them. Property management, tenant communication, and issue tracking are free forever, for unlimited properties and tenants.
Do I need a credit card to sign up?
No. Sign-up is email + password.
Are there limits on how many properties or tenants I can add?
No. Vivica is free for one property or two hundred.
What's available right now vs coming soon?
Property and tenant management, issue reporting with AI severity rating, and tenant communication are live. Contractor hiring, rent collection, and financial reports are on the roadmap.
Is my data secure?
Vivica runs on Cloudflare's global infrastructure with encryption in transit. Your data is yours; we don't sell it.
Can I import data from Buildium, AppFolio, DoorLoop, or a spreadsheet?
Not yet. We're prioritising the import flow based on what new users tell us they're switching from — drop us a line if you'd like to see your platform supported.
Do my tenants need to download an app?
No. Vivica works in any browser, on phone, tablet, or computer. Tenants get an invite link and log in.
How does the AI severity rating work?
When a tenant reports an issue, our model classifies it as low, medium, or high severity based on the description and photos. You stay in control: you can override the rating, mark issues as in progress or resolved, and tenants see status changes automatically.

Ready to stop juggling spreadsheets and group texts?

Set up your first property in under five minutes. Free, forever.

Create your free account