The verdict in three sentences
For a Montreal property manager, the make-or-break metric is not the property catalog, it is rent collection. Vertical SaaS (Buildium-like) at 35 to 80 CAD/unit or /month is fine for standard portfolios, but custom software at 45 000-95 000 CAD pays off through arrears reduction alone once you cross a few hundred units. Real-time tracking of late payments replaces spreadsheets and notebooks.
Custom cost and scope
Here are 2026 orders of magnitude, SaaS vs custom.
| Scope | Functions | Indicative cost |
|---|---|---|
| SaaS entry | Leases, tenants, receipts | 35 to 80 CAD/unit or /mo |
| Custom core | Leases, tenants, receipts | 45 000 to 60 000 CAD |
| Full management | + collection, arrears, statements | 65 000 to 80 000 CAD |
| Premium | + inspections, owner reporting, app | 85 000 to 95 000 CAD |
| Annual maintenance | Custom | 15 % of build |
| Timeline | Custom go-live | 3 to 5 months |
Automated collection and reconciliation is the core of the value.
Collection impact: before / after
| Metric | Before (manual) | After (custom) |
|---|---|---|
| Collection rate | 74 % | 88 % (+19 % relative) |
| Receipt issue time | 2 to 4 days | Instant |
| Tracking time/month | ~14 h | ~4 h |
| Arrears visibility | Monthly | Real time |
| Tenant reminders | Manual | Automated |
Mini case study
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Sophie manages a firm in Plateau-Mont-Royal, Montreal, 220 units, average rent 1 350 CAD/month. Before, collection capped at 74 % and receipts took 2 to 4 days. After custom software at 78 000 CAD with automated collection and reconciliation, the rate reaches 88 % (+19 % relative), recovering roughly 40 000 CAD extra rent each month across the portfolio. The team saves 10 hours/month, receipts are issued automatically, and arrears are tracked in real time. On the management fee (8 %), the extra monthly gain covers maintenance and pays back the build in under 20 months.
FAQ
What does custom property management software cost in Montreal in 2026? From 45 000 to 95 000 CAD by scope. Full management with automated collection lands around 65 000-80 000 CAD, plus 15 %/year maintenance.
SaaS or custom? Below a few hundred units, Buildium-like SaaS at 35-80 CAD/unit is the rational choice. Above that, or with specific workflows, custom pays back in under 20 months.
How does it cut arrears? Through automated reminders, a real-time late-payment dashboard, and a tenant history available at any time.
Does it handle inspections? Yes, in the premium version: move-in/move-out inspections with photos, plus owner statements.
How long until go-live? 3 to 5 months, with interim releases and a start on a first portfolio segment.
Let's scope your project. Tell us your unit count and whether you need rentals only or full management, and we'll price the build (45 000-95 000 CAD) and maintenance. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
