RentAdminly vs Avail — Pricing, Features, and Honest Verdict | RentAdminly
Honest 2026 comparison of RentAdminly and Avail. What Avail's free tier actually includes, what Unlimited Plus costs per unit, and where each platform fits.
RentAdminly vs Avail
Avail is a polished tool for DIY landlords managing their own rentals — but the free tier is narrower than it looks, and Unlimited Plus is priced per unit. Here's an honest, no-spin breakdown.
Where Avail is strong
- Clean, friendly interface that's easy for first-time landlords
- State-specific lease templates with attorney-reviewed clauses
- Solid online rental applications and TransUnion-powered tenant screening
- Backed by Realtor.com — listings can syndicate to Realtor.com and partner sites
Where Avail disappoints small portfolios
- Free tier (Unlimited) charges per ACH rent payment instead of free transfers — the per-payment fee adds up fast
- Custom leases, FastPay (next-day deposits), and waived ACH fees require Unlimited Plus, billed per unit per month
- Built for self-managing landlords — there's no Client (owner) accounting, no monthly owner statements, no payouts to outside owners, and no 1099 prep workflow
- Per-unit pricing means costs grow as your portfolio grows, even if your workload doesn't
Where RentAdminly wins
- We are 100% free forever for unlimited properties — no per-unit fee, no Plus tier, no pricing that scales with your portfolio
- Standard ACH bank-processing fee on rent (typically passed through to the tenant) — no separate per-payment surcharge to the landlord
- Custom 50-state lease generator is included on the free plan — not gated behind an upgrade
- AI receipt scanning (GPT-4 vision) auto-categorizes expenses for IRS Schedule E — Avail doesn't offer this
- Full PM workflows — clients (owners), monthly statements, payouts, W-9 capture, 1099 prep — are included for landlords who manage on behalf of someone else, even though Avail doesn't ship these at all
Pricing as of early 2026
Avail publishes two tiers: Unlimited (the free plan, which still charges a per-payment ACH fee on incoming rent) and Unlimited Plus, billed per unit per month. Unlimited Plus is what unlocks custom leases, FastPay next-day deposits, waived ACH fees, and the more advanced screening reports. Tenant screening reports carry separate per-report fees on both plans. Confirm current pricing on Avail's site before you sign — pricing has changed over time.
RentAdminly is 100% free forever with unlimited properties. The only cost on the platform is the standard ACH bank-processing fee on rent transactions.
Feature comparison
| Feature | RentAdminly | Avail |
|---|
| Monthly subscription | $0 forever | Free tier exists; Unlimited Plus is per unit per month |
| Per-unit / per-property fee | None | Yes on Unlimited Plus |
| ACH rent payment fee (to landlord) | Standard bank ACH fee, often paid by tenant | Per-payment fee on free tier; waived on Unlimited Plus |
| Custom lease builder (50-state) | Included | Unlimited Plus only |
| Next-day rent deposits | Standard ACH timing | FastPay on Unlimited Plus only |
| Tenant screening (TransUnion) | Included (per-report fees apply) | Included (per-report fees apply) |
| Online applications | Included | Included |
| Maintenance request portal | Included | Included |
| AI receipt scanning (Schedule E) | Included (GPT-4 vision) | Not offered |
| Owner / client portal (third-party owners) | Included | Not offered — built for self-managers |
| Owner statements & payouts | Included | Not offered |
| W-9 capture + 1099 prep for owners | Included | Not offered |
| Mobile app | iOS + Android (PM workflows included) | iOS + Android |
| Listing syndication | Included | Realtor.com + partner network |
| Annual contract required | No | No — month-to-month |
Pick Avail when
- You're a self-managing landlord, you don't manage on behalf of anyone else, and you want the Realtor.com-backed listing reach
- You strongly prefer Avail's lease library and you're willing to pay per unit for it
- You like the Unlimited Plus FastPay flow and the per-unit cost is comfortable for your portfolio
Pick RentAdminly when
- You don't want costs that scale per unit as your portfolio grows
- You sometimes manage properties on behalf of an owner — you need clients, statements, payouts, and 1099 prep, which Avail doesn't ship
- You want the custom lease builder, AI expense tracking, and full screening included on the free plan, not split across tiers
- You'd rather pay the standard bank ACH fee on rent (typically passed to the tenant) than a per-payment fee to your software vendor
Frequently asked
- Isn't Avail's free plan enough for a small landlord?
- It can be — but the free Unlimited plan charges a per-payment fee every time a tenant pays rent by ACH, and the custom lease builder + waived ACH fees require Unlimited Plus, which is billed per unit per month. RentAdminly includes the custom lease builder and standard ACH transfers (no separate per-payment surcharge to the landlord) on the forever-free plan.
- I manage a few rentals for my parents — does Avail handle that?
- Avail is built for self-managing landlords. There's no third-party owner portal, no monthly owner statements, and no W-9 / 1099 workflow for paying owners. RentAdminly includes those PM workflows in the free plan, so you can issue monthly statements and prep year-end 1099s without upgrading.
- Is RentAdminly really free, or is it a trial?
- 100% free forever — unlimited properties, no per-property fee, no trial expiration. Standard flat ACH bank-processing fee per rent transaction (typically passed through to the tenant).
https://rentadminly.com/compare/avail