Avail Landlord Software Review

Avail is landlord software for do-it-yourself owners, now offered through Realtor.com's landlord tools (Realtor.com). It says it has been "Chosen by over 1 million landlords" (Avail). This Avail review looks at what the free plan really covers, when the $9 per unit upgrade is worth it, and how its TransUnion screening works. For how Avail stacks up against other $0 plans, see free property management software.

What Avail landlord software includes for free

The Unlimited plan is $0 per unit with no unit cap (Avail pricing). It lets you "List your rental on the top 19 sites," request applications and screening reports, "Use state-specific leases with digital signing," collect rent online, track maintenance, give tenants a portal and track income and expenses (Avail). Leases are "state-specific, lawyer-reviewed" templates that you can customize only on Unlimited Plus (Avail). Tenants can report on-time rent to credit bureaus through CreditBoost (Avail).

Is Unlimited Plus worth $9 a unit?

Computed from Avail's published prices: $9 per unit a month x 12, and $2.50 per bank payment x 12 monthly payments per unit. Card payments (3.5%) are the same on both plans and left out.

Plus costs you $108 a unit a year to remove $30 a year in bank fees from each tenant, so it is not a money-saving move. It is worth it for what else it adds: FastPay, which deposits rent "as soon as the next business day" against standard ACH transfers that can take "up to three business days" (Avail), custom application questions, lease edits, a branded property website and Priority Care support (Avail).

Avail tenant screening

Screening uses TransUnion: credit reports, a nationwide criminal history report, nationwide prior eviction reports, automated residence and employment reference checks and income verification (Avail). Eviction searches match "name and SSN from all 50 states plus Washington D.C." (Avail). Avail does not print a single price: "The cost of credit, criminal background, and eviction checks vary by location due to state laws," and the tenant (most common) or landlord pays (Avail). Check application fee limits in your state before passing the cost on.

What tenants pay on Avail

"With Unlimited (free), tenants pay $2.50 per bank transfer. If a credit or debit card is used, a 3.5% processing fee is added to tenant payments regardless of subscription." (Avail pricing). On Plus, bank payments are free for tenants.

Is Avail legit?

Yes. It runs under Realtor.com's landlord tools, publishes both plans and every tenant fee, and its screening comes from TransUnion. One detail does not match across its own pages: Avail's site says listings go to 19 rental sites (Avail), while Realtor.com's Avail page says "top 20 rental sites" (Realtor.com). Either way, the free plan's reach is broad.

Avail pros and cons

Who should pick Avail

• Pick the free plan if you own 1 to 10 units and want listings, screening, leases and rent in one place.
• Pick Plus if you need next-day rent or customized applications and leases, and accept $108 a unit a year.
• Look elsewhere if you want free bank payments for tenants on a free plan: Zillow Rental Manager offers that.

Avail alternatives