How does RentHelper compare to property management software like Apartments.com RentCafé, Buildium, or Appfolio?
We can be an add-on to existing management software, or we can be a standalone “management software lite.”
Note that we are designed to coexist with existing management software packages, not compete. Management software is the jack-of-all trades, focusing on listing, leasing, maintenance, and more. They don’t focus on payments, which are the major reason tenancies fail. Management software typically requires renters to log in to do anything, exposes you to the insufficient funds process (NSF) other banking issues, and requires you to respond to all payment problems.
RentHelper on the other hand was custom designed to specialize in payments for owners and managers with or without management software. Because we perform a full “know your customer” KYC process, renters can perform many actions over SMS, including controlling payment amount and timing. We insulate you from the complexity of the banking world and various return codes. And most importantly, if a renter is short, we ourselves intervene to follow up, offer payment plans, and deal with other admin. You only need to get involved if the renter stops communicating and/or the tenancy is being terminated. We’re particularly good with subsidized and down-market rentals, where renter relationships can be low-tech and high-touch.
RentHelper transactions are transmitted into bank accounts with renter name, unit, and exact amount paid, making it easy for most management software to automatically match bank statement entries with renter invoices and properties.
How does RentHelper collect the fee?
We do not deduct it from your rent. Each tenant payment appears in your account in exactly the amount they paid. The aggregate service charge is calculated and auto-debited on the last business day of the month. You will receive an invoice for your records.
My tenant doesn’t have a bank account.
Unbanked tenants can still use RentHelper with debitable cash cards that they can purchase and load at various locations. For example, a renter can go to a convenience store and purchase a Netspend or GreenDot. They will call a number on the card to activate it. They will request their ACH and Routing number, and put that information on our renter enrollment form. To pay rent, they need to load that card at any convenience store that loads cash cards. This works even if they are banned from opening new checking accounts due to prior bad banking experience. Contact us and we’ll walk your renters through the process.
My tenant can’t sign up online.
That’s fine, tenants can sign up on paper. They need to fill out our renter enrollment form, place their ID on the paper in the box provided, and upload a picture of the form to renthelper.us/enroll. (Forms available for download there, as well.) If they cannot take a picture of the form, we can receive the form and a library photocopy of their license by US mail. If they will be temporarily without text message, we can manage that process with email.
I’m evicting my tenant and want to refuse partial payments in order not to establish a new tenancy.
No problem, we can refuse payments. Alternatively, we can send text messages with legally required wording (e.g., “for use and occupancy only”). Fun fact: RentHelper routinely avoids evictions by moving tenants from monthly payments to pay schedules tied to their income for use and occupancy only. Mediated agreements are usually fulfilled without eviction. Similar success with your tenants is not guaranteed, but we’ll try.
What if sometimes the tenant still pays with money order or cash?
Not a problem, just let us know. If you collect the rent, your RentHelper fee for that unit that month is zero (of course), and we will include that payment in their credit history for free.
Can I use RentHelper if my tenants are just roommates?
Yes.
If the tenants agree on a rent split, they can each fill out a separate authorization for their share of the rent.
If the tenants typically pay each other, and then one tenant issues a single check to you, we would recommend they decide on a consistent split and fill out a separate RentHelper enrollment each for their share.
RentHelper does not replace the terms of a rental agreement. If you have a rental agreement that specifies roommates will have “joint and several liability,” you will still be able to enforce non-payment of one against all tenants. When in doubt, consult with an attorney.
In which states does RentHelper work?
Owners/managers must have a US address and must be collecting rent from a property located in the US (all states, districts, and territories).
What if my renter doesn’t respond to your texts?
The default is that we will debit their account.
Can I pass the costs onto my renters?
Yes, by raising the rent.
We designed RentHelper’s fees to be deducted separately from any transacted rent amount. In other words, what you see in your bank is exactly the rent collected. This makes reconciliation easier. This also makes records brought into court more understandable to court staff and judges. Some states do not allow regular monthly fees over and above base rent (e.g., Massachusetts General Laws Chapter 186 Section 15B does not allow collection of anything “in excess of the current month’s rent”). Finally, we are able to keep our costs down by transacting one fee per landlord per month, rather than one fee per renter transaction. Best practice is to treat the cost of payment processing as a cost of doing business, or to raise the rent if this is not supportable.
How are changes in the rent amount handled?
If the amount to be debited increases (e.g., rent increase), we require an SMS amendment to the authorization. We text the renter to ask if we can debit the higher amount. The renter just needs to text us back “yes” or “okay” etc.
If the amount to be debited is lower than what a renter authorized (e.g., their housing assistance payment increases, such that their share decreases), then all you have to do is tell us and we will notify the renter via sms. ACH authorizations are valid for any lower amount.
In the event we need confirmation but we don’t get a timely SMS reply from the renter, we notify you and attempt email follow-up ourselves. Usually what has happens is someone’s phone number has changed and they haven’t notified us.
Rarely a renter will initiate a rent amount change. If rent is decreasing, we first get your approval.
