🏠 Rent Tracker Pro

Add a property first (⚙️ menu → ➕ Add Property) — just a nickname like "Maple St Duplex" is enough. Once you have a property, add a tenant to it (➕ Add Tenant), which is also where you set their rent amount, due day, and whether they pay monthly or weekly. If you manage more than one property, use the dropdown near the top of the screen to switch between them.

• 💵 Payment (monthly tenants) — log money received. It automatically updates their balance.
• 📅 Calendar (weekly tenants) — same idea, but as a week-by-week paid/missed grid instead of one running balance.
• ➕ Charge — add a one-time charge: a late fee, a pet fee, a bounced-check fee, billing back a repair, or anything else. Regular rent is charged automatically every period, so you don't need to use this for normal rent.
• 📒 Ledger — the full history of every charge and payment for that tenant. Tap the ✏️ on any entry to fix a mistake, or 🗑️ to remove it entirely.

📋 Dashboard (⚙️ menu) shows every property and tenant on one screen — handy on a computer, or any time you want to see everything that needs attention at once instead of switching properties one at a time. An "Urgent Items" box at the top lists anything that needs action (late rent, an unapplied late fee, a lease about to expire, a new maintenance request) with a button to jump straight to it. The search box filters the grid below by property or tenant name.

Every tenant card has a "🔗 Portal Link" button — it sends them a link to a simple, no-login page where they can see their own balance (or paid/missed weeks, if they pay weekly) and submit a maintenance request, with an optional photo attached. They can never see your other tenants, properties, or anything else.

Submitted requests show up automatically next time you open the app, on the Dashboard and as a "📬 Requests" button on that property. From there you can turn a request into a logged expense (carrying over any photo the tenant attached) or just dismiss it.

🔧 Contractors (per property) stores your plumber, electrician, HVAC person, etc. with one-tap calling. When adding a new property, you can copy the whole contractor list from an existing one if they're in the same area. You can also do this any time afterward, even for properties that already exist: open the Contractors list for the property you want to copy from and tap "📋 Copy List," then open the Contractors list for the other property and tap "📥 Paste List" (it only shows up once something's been copied). Either way, the copies are independent records — editing or removing one on the new property never touches the original list.

💰 Expenses (per property) logs maintenance/repair costs — date, amount, category, optional receipt photo, and which contractor did the work. These feed directly into the Tax Report.

⚠️ Late Notice appears on a tenant's card once they're past due, with a friendly/firm/final tone that escalates the longer it's been (you can always pick a different tone manually). The actual wording is yours to customize under ⚙️ menu → ✉️ Notice Templates.

💰 Late Fee Settings (⚙️ menu) lets you set an amount and a grace period in days — off by default. Once a tenant passes the grace period, a "💰 Late Fee" button appears so you can apply it with one tap; it's never charged automatically.

Record the deposit amount and date on the tenant form, optionally with move-in condition photos. When they move out, tap "🏦 Deposit" on their card to itemize any deductions, attach move-out condition photos, and see the amount to return calculated live. Finalizing prints a return summary and locks in the record.

Set a Lease End Date on the tenant form (leave blank for month-to-month) — the Dashboard will flag it 60 days before it ends, and a "🔔 Remind (Lease)" button appears on their card so you can send a quick text/email about it without typing one from scratch. When a tenant actually moves out, use "Mark as Moved Out" on their form rather than deleting them — their full history stays intact for tax records, but they disappear from your active lists. Find former tenants again any time via the "📋 Past Tenants" button on that property.

Once a tenant tells you they're leaving, fill in their Planned Move-Out Date on the tenant form — this is separate from actually marking them moved out, so it shows up right away on the Dashboard and their card ("📦 Moving out in N days"), giving you a head start on finding a new tenant before the unit is actually empty. When the day comes, "🚪 Mark as Moved Out" automatically uses that date, so you don't have to re-enter it.

A property with no active tenant shows "Vacant for N days" right on the property view and Dashboard, and appears as its own Dashboard urgent item from day 1 — an empty property is already losing money, not just approaching a deadline. There's nothing to set up: it's calculated automatically from move-out and move-in dates already on file.

The Tax Report and Portfolio Report both add a "Vacant This Year" day count and a "Turnover Cost" line for whichever year you pick. Turnover cost isn't a separate thing to log — it's simply whatever expenses you already entered for that property that fall between the old tenant moving out and the new one moving in, so it works automatically even for vacancies you logged expenses for in the past.

Set a Renters Insurance Expiration date on the tenant form if your lease requires proof of coverage — leave it blank if you're not tracking it. Same shape as the Lease End Date: the tenant's card shows it (turning red within 60 days of, or past, expiring), it shows up as its own Dashboard urgent item starting 60 days out ranked just below a lease-expiring alert, and a "🔔 Remind (Insurance)" button appears on their card to send a quick nudge for updated proof of coverage.

On the tenant form, "Schedule a Rent Change" lets you set a new amount that takes effect automatically on a future date — no need to remember to come back and change it yourself. It won't touch any rent already charged before that date. For a clean switch, set the effective date to match their usual due day.

On the tenant form, "Recurring Extra Charge" lets you set a second amount — a pet fee, a parking fee, anything billed every period — that charges automatically alongside rent, on the same due day/payday, instead of remembering to add it by hand each time. It shows up on the tenant's card as "+ $X/mo Label (auto-charges)" and counts toward "Other Charges Billed" on the Tax Report, separate from rent. Leave the amount blank or 0 to turn it off; turning it off never removes charges already billed.

"📝 Notes Log" on a tenant's card keeps a running, timestamped history of calls, texts, and anything worth remembering — separate from the financial ledger, so it doesn't get lost among payments and charges. Doubles as documentation if a disagreement with a tenant ever comes up later. It's included in your exported backup, and stays available for past tenants too.

"📄 Documents" on a tenant's card stores files that aren't photos — lease PDFs, signed agreements, ID copies — up to 10MB each. Tap "➕ Add Document" to upload one (any file type), tap a document's name to open or download it, and 🗑️ to remove one. These are stored the same secure way as condition photos, visible only to you, and stay available for past tenants too.

"📊 Tax Report" on each property shows expected rent vs. actual income received (so any shortfall is obvious), plus expenses broken down by category, for whichever year you pick. Use "🖨️ Print / Save PDF" to hand a clean summary to an accountant, or export a CSV with every underlying transaction for tax software.

"📊 Portfolio Report" on the Dashboard rolls every property into one rent-roll view — expected rent, actual income, and shortfall for whichever year you pick, plus what's currently outstanding (today's live balance, not tied to the year) — instead of reading it off the Dashboard property-by-property. Print/Save PDF or export a CSV of the same per-property breakdown. It's a high-level rollup; for full transaction-level detail on one property, use that property's own Tax Report instead.

⬇️ Export / Backup downloads everything as a file you can save anywhere — this is your only protection if you ever clear your browser's data, since that wipes everything stored on this device. Do this regularly, especially before any device change.

Every change you make already saves to the cloud automatically within about a second — there's no save button to remember. A tab also catches up with whatever's changed elsewhere on its own, either the moment you switch back to it or within about 5 minutes if you just leave it open, so most of the time you don't need to think about either button in ☁️ Cloud Sync. "⬇️ Pull from Cloud" is there for the rare time you want to be certain you're looking at the latest right now; "☁️ Force Save Now" is there if you want to be certain a change went up before closing the tab.

🕐 Restore from Backup (also under ☁️ Cloud Sync) keeps automatic snapshots of everything roughly every 30 minutes, for about 2 days. If you make a mistake and don't realize it right away, open this and restore whichever snapshot was taken before it happened.

If a spouse or business partner needs to see and update the same properties — just share your login (email + password, or have them use the same Google account). There's only one account per rental business right now, not a separate login per person, but anyone signed in with the same login sees and can edit everything exactly as you would.

"🌙 Dark Mode" in the ⚙️ menu switches the whole app to a dark color scheme — handy at night or just easier on the eyes. It's a per-device setting (not tied to your account), so it stays put on this phone/computer until you switch it back.