Stop running your properties on five different apps.
Harbeo is property management software that puts leases, rent, work orders, owners and the books in one system. Residents, owners and vendors each get a portal under your company's name.
- Residential, commercial, HOA and self-storage in one system
- Double-entry books behind every screen
- Resident, owner and vendor portals with your name on them
Your day starts on one dashboard
The whole office is on the first screen. Click any figure to see where it leads.
Click the screen. Each panel goes where it goes in the product.
A week in an office without one system
Many property offices run on a handful of tools that never talk to each other. The work gets done, but the same facts are typed in again and again.
Rent comes in through one app
Payments land in a payment service. Someone copies each one into the spreadsheet that holds the ledgers and hopes the two still agree on Friday.
In Harbeo
Online payments post to the tenant's ledger as journal entries when they arrive, so there is nothing to copy over.
Repairs live in email
A resident writes in, the request is forwarded to a vendor, and the invoice comes back on paper to be entered by hand.
In Harbeo
The resident asks in the portal, the vendor accepts the work order and sends the invoice against it from the vendor portal, and the office enters the bill from that invoice.
Owners wait for the month to close
Statements are assembled from exports, checked line by line and sent as attachments.
In Harbeo
Each owner's statement is built from the same books, and the owner reads it and the packet in the owner portal.
Nobody sees the whole picture
Who owes what, which unit is empty and what a vendor is waiting for each mean opening a different tool.
In Harbeo
The dashboard shows occupancy, what tenants owe, open work orders and what needs attention, for every property or one.
Harbeo keeps all of it in one system, so each fact is entered once and every screen shows the same number.
One system for every part of the work
A payment, a repair or a lease is entered once and shows up everywhere it matters: the tenant, the owner, the books. Pick an area to see it.
- RentOnline payments and tenant ledgers
- OwnersStatements and payouts
- MaintenanceRequests, work orders, vendors
- LeasingVacancies, guest cards, leases
- AccountingDouble-entry books and banking
- PortalsResidents, owners and vendors
Every area shares the same records.
A place for everyone who touches a property
The office works in the full system. Residents, owners and vendors each get a portal under your company's name.
- Leasing, rent, maintenance and accounting in one place
- A dashboard of what needs attention today
- Roles decide what each person can see and do
- Owner statements and payouts from the same books
- Monthly statements and owner packets
- Approve work above the amount set for a property
- Work orders, reports and shared documents
- Their payout details on file
- Pay rent by bank account or card, or set up autopay
- Receipts, statements and payment history
- Ask for repairs and follow them
- Read the lease, give notice and fill in the move-in check-in sheet
- Accept or decline jobs and schedule the visit
- Add notes and mark the work done
- Send invoices against the job
- Keep the W-9 and insurance certificate on file
Follow every dollar from rent to owner payout
Rent comes in, owners and vendors are paid, and the reports read the same journal lines. Pick a flow to see its steps.
Money in
- Rent by bank account or card
- Cash, checks and money orders
- Owner contributions
Double-entry, append-only books
Money out
- Owner payouts
- Vendor bills
- Management fees
From the charge to the bank deposit.
- Rent and fees post to each lease's ledger on schedule
- Residents pay online by bank account or card through the payment processor's hosted fields
- The office records cash, checks and money orders and groups them on a deposit slip
- Every payment is a journal entry, matched to the bank statement in reconciliation
From the books to the owner's statement.
- One statement per owner covers every property they own for the month
- The payout is drafted up to the cash on hand less the owner's reserve
- A second person approves it before it is paid
- The owner reads the statement and packet in the owner portal
From the invoice to the paid bill.
- The vendor sends an invoice from the vendor portal, or the office enters the bill
- Bills above the amount you set wait for approval
- Each line is coded to an expense account when the bill posts
- Pay this bill: one click and a confirm step, and the check or ACH payment posts to the books
From the journal lines to the numbers you share.
- Cash and accrual views come from the same entries
- Rent roll, delinquency, income statement and balance sheet
- Owner money is reconciled three ways against the trust bank account
- Reports export to CSV
Harbeo next to a stack of separate tools
| Area | One system | Separate tools |
|---|---|---|
| Balances | Every screen reads the same books | Each tool keeps its own copy |
| Rent payments | Post to the tenant ledger as they arrive | Copied over from the payment app |
| Repairs | Request, work order, vendor invoice and bill stay connected | Email threads and paper invoices |
| Owner statements | Built from the books for every owner | Assembled from exports |
| Portals | Residents, owners and vendors, under your name | A separate login per tool, if any |
| Trust money | Reconciled three ways in the product | Checked by hand in a spreadsheet |
| Your data | An administrator can export everything as CSV | Spread across every service |
Every property you manage, one system
Residential, commercial, HOA and self-storage share the same people, payments and double-entry books, so the office works one way for all of them.
- ResidentialApartments, townhomes and single-family homes: leases, rent, owner statements and work orders.
- CommercialShops and offices with their own leases and tenants, on the same books as everything else.
- HOAAssociations with homeowners, a dues roll, delinquencies and violations.
- Self-storageA board of every unit with its size, rent and state: available, occupied or overlocked.See self-storage
Built by people who manage property
Harbeo was shaped by daily property management work: leasing, maintenance and the books for properties managed on behalf of owners.
That shaped it. Owner money is trust money, so it is separated from company money and reconciled three ways. Late fees, notices and deposit handling follow settings you control, not rules fixed in code.
Common questions
What does it cost?
Pricing is quoted for your portfolio: what you manage and how many units. Every plan includes every module and every portal. Ask for a quote and we will price it for you.
Do my residents and owners see your name?
No. The resident, owner and vendor portals show your company's name only. Harbeo appears in the office only.
Can we see it working?
Yes. Every screen on this site is the working product, and a demo shows it end to end.
Can we take our data out?
Yes. An administrator can export everything the company owns as a set of CSV files.
See Harbeo run your portfolio
Request a demo and we will walk you through the product on demo data.