Rent in. Repairs done. Owners informed.

Terrace tracks every lease, records the rent, sees each repair through, and keeps every owner's books reconciled.

100% free, open source alternative to AppFolio, Buildium and Rent Manager

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A terraced apartment building at dusk drawn in cross-section, its rooms lit, a rooftop terrace with a parasol and string lights, and a hillside city and bay behind.

Owner statementOctober$14,220.40 Ready

Owner statement$14,220.40 · Ready

Unit 2BRent paid$1,850 · Oct 1

Unit 2B · Rent paid$1,850 · Oct 1

Unit 3ALeak reportedPlumber bookedTue 9am

3A · Leak reportedPlumber booked Tue 9am

Unit 1CLease renewed12 mo

Unit 1CLease renewed · 12 mo

Unit 4BApplication reviewed

October at a glance

The whole month, handled.

Oct 1Rent day
Oct 2–124B leased
Oct 5Leak in 3A
Oct 63A repaired
Oct 6–145A late rent, 1C renewed
Oct 15Mid-month
Oct 31Books closed
Nov 3Owners informed

Oct 1 · Rent day

Every payment,
recorded.

Record rent paid by bank transfer, card or cash against the right charge. Partial payments and late fees follow your rules.

Rent roll · Oct 1, 5:00 pm

$296,310.00

received of $318,615.00

93%

158 of 172 leases paid

2B · Maya Chen$1,850.00ACHPaid
3A · Jordan Ellis$1,925.00CardPaid
4C · Luis Ortega$900.00 of $1,850.00Balance due Oct 15Partial
1D · Sam Patel$1,425.00CashPosted
5A · Dana Brooks$1,850.00Late fee $75 on Oct 6Unpaid

Oct 2–12 · 4B leased

Empty on the 2nd.
Leased by the 12th.

Enquiries, applications and the signed lease all live in Terrace.
Every applicant is checked against your income rule.

Oct 2
Vacancy

4B · 2 bed · 1 bath · 860 sq ft · $2,150/mo
$2,150/mo
Available Nov 1
- Enquiries
- Applications
- Income rule
9 enquiries · 3 applications
Oct 9
Applications
- Ana RuizIncome 3.4× rentIncome documents verified
  Meets your 2.5× rule
- Kevin MooreIncome 2.1× rentBelow your 2.5× rule
  Does not meet rule
- Priya Nair
  Withdrew
Oct 12
Lease · 4B

Nov 1, 2026 – Oct 31, 2027
$2,150/mo
Deposit $2,150 deposit account ···5530
- Ana Ruiz · signed Oct 12
- Kim Lee, manager · signed Oct 12
Signed lease on file

Oct 5 · Leak in 3A

A leak, fixed by Tuesday.

Terrace carries the repair from the report to the posted invoice, inside the owner's limit.

Mon 7:42 pm · Report
Jordan Ellis, 3A: Water under the kitchen sink.
Urgent · water active
Mon 7:44 pm · Triage
Plumbing, urgent. Asked Jordan to close the valve.
Valve closed
Mon 7:51 pm · Booked
Rivera Plumbing · Tue 9:00 am · Quote $360
Tue 9:40 am · No-show
Rivera didn't arrive. Rebooked Bayline Plumbing, Tue 1:00 pm.
Jordan confirmed by text
Tue 2:35 pm · Completion check
Bayline replaced the P-trap. 2 photos.
All dry.
Tue 4:10 pm · Invoice approved
$385.00 = $360 quote + $25 parts
Under owner limit $500
Posted to Alder Court ledger

Work order WO-2291 · closed in 20 h 28 m

Hi Jordan · 3A

3A · Alder Court

Balance $0.00 · Paid Oct 1

Balance

$0.00

Paid Oct 1

Kitchen sink· Bayline · Tue 1–3 pmScheduled

Request a repair

Terrace: Bayline Plumbing arrives Tue 1–3 pm for your sink. Reply Y to confirm.

Owner portal Okafor Family Trust

3A kitchen sink fixed

$385.00 · Bayline Plumbing · invoice attached

On your October statement

View statement

WO-2291 · 3A kitchen sink

Tue 1:00 pm · Bayline Plumbing

Upload photos2 added
Submit invoice$385.00

Oct 6 · 3A repaired

Everyone sees
the same repair.

Residents see their balance and report repairs from their phone. Owners see their books. Vendors get the job, the photos and the invoice form.

Oct 6–14 · 5A late rent
1C renewed

Late rent,
worked out.

The agent weighs each case in cash and vacant days, drafts the plan or the notice, and you press Send.

5A · Dana Brooks

$1,850.00 overdue · 5 days

Recommended

Payment plan

$925 on Oct 9
$925 on Oct 23
+ $75 late fee

Expected cash $1,9250 vacant days

Pay-or-quit notice

Likely turnover
~38 vacant days × $61

$2,318 lost

Plan draftedOct 6
Plan approvedOct 7
First $925 receivedOct 9

1C · Tom Alvarez · Lease ends Dec 31

Renew 12 mo at $1,940 (+4.9%)

Market rent $1,975
Turnover cost est. $3,100

Renewed Oct 14

Oct 15 · Mid-month

A brass panel of twenty mailboxes on a pale tiled wall, a tree’s shadow falling across it.

1A
2A
3AAll drySink fixed Oct 6
4A
5AFollow-up$925 paid Oct 9
1B
2BPaid$1,850 · Oct 1
3B
4BLeasedMoves in Nov 1
5B
1CRenewed12 mo · $1,940
2C
3C
4CPartial$950 due Oct 15
5C
1DCash posted$1,425 · Oct 1
2D
3D
4D
5D

Oct 31 · Books closed

Balanced to the cent.

Every dollar sits in a trust ledger by owner, property and resident. Terrace matches the bank line by line and flags what doesn't fit.

Trust account ···4821 · October

Bank statement: $412,906.18
Terrace ledger: $414,331.18

Difference $1,425.00 · cash payment for 1D posted twice

Duplicate reversed Oct 31 · Difference $0.00Reconciled

Resident ledger · 1D Sam Patel

Oct 1 · Cash$1,425.00
Oct 1 · Cash Duplicate$1,425.00
Oct 31 · Reversal −$1,425.00

Property ledger · Alder Court

Oct 1 · Cash$1,425.00
Oct 1 · Cash Duplicate$1,425.00
Oct 31 · Reversal −$1,425.00

Owner ledger · Okafor Family Trust

Oct 1 · Cash$1,425.00
Oct 1 · Cash Duplicate$1,425.00
Oct 31 · Reversal −$1,425.00

Security deposits · tracked in separate account ···5530 · $312,450.00

Owner statement · October 2026

Okafor Family Trust · Alder Court · 12 of 20 units

Rent received: $22,140.00
Late fees: $75.00
Management fee (8%): −$1,771.20
Plumbing, 3A · WO-2291: −$385.00
Landscaping: −$420.00
Water and sewer: −$1,138.40
Property tax escrow: −$2,780.00
Reserve top-up: −$1,500.00
Other expenses: −$5,838.40

Net to owner$14,220.40

Bayline invoiceWork order WO-2291

Net to 14 owners · Nov 3$203,476.85

Ready

W-9 status · 14 owners · tracked

Nov 3 · Owners informed

Every owner,
informed.

Each statement carries the invoice behind every repair, and each owner reads theirs in the owner portal.

Moving in

Bring your whole
portfolio.

Import properties, leases, deposits and opening balances from CSV, and tie each one out before you switch.

Opening balances · Sep 30

9 properties · 186 units · 172 leases · 14 owners

Account	Old system	Terrace	Result
Cash in trust	$398,214.66	$398,214.66	Matched
Security deposits	$310,300.00	$310,300.00	Matched
Owner balances	$371,902.41	$371,902.41	Matched
Prepaid rent	$26,312.25	$26,162.25Off by $150.00 · 2C prepayment missing2C prepayment imported · Matched

Run it yourself

$ curl -fsSL https://runeditrun.com/install.sh | sh -s -- dev just-every/run-terrace
# Already have Node 22 or later? npx -y @runeditrun/rer dev just-every/run-terrace

Built for homes.

Residential rentals only: no commercial leases, CAM reconciliation or HOA dues.

Rent in. Repairs done. Owners informed.

The whole month, handled.