HappyCo alternatives for small landlords
HappyCo is built for large multifamily portfolios. If you run a handful of doors or a few hundred, these inspection apps are a better fit.
Why small landlords look for a HappyCo alternative
HappyCo is an inspections and maintenance operations platform built for large multifamily operators. Its pricing page, checked October 2026, shows no published prices. Pricing is quote based and built from modules such as Maintenance Operations, After Hours Maintenance and Asset Management, and the page says most customers are live within 60 to 120 days of signing.
That fits a large portfolio with a rollout team. If you own a handful of doors or manage a few hundred, you usually want something different:
- A published price you can see before you talk to sales.
- An app you can download and use on your next move in, today.
- Move in and move out reports with timestamped photos.
- A move out report that settles the deposit, with each repair charge itemized and priced.
- Support for Canada and the US if you manage on both sides of the border.
Quick picks
| Use case | Pick |
|---|---|
| Best overall for small landlords | Easy Inspections, our top pick. Itemized move out repair charges priced on site. Free for 0 to 2 units. |
| Free plan with lots of integrations | zInspector. Free plan for 1 user and up to 5 properties. |
| Tenant led inspections | RentCheck. Residents complete guided inspections on their own phone. |
| Inspections done for you | Inspectify. Inspection services and software for property operators. |
HappyCo alternatives compared
Published pricing and fit, checked on each vendor site in October 2026. Where a vendor does not state something, we say Check site rather than guess.
| Tool | Easy Inspections Our top pick | zInspector | RentCheck | Inspectify | HappyCo |
|---|---|---|---|---|---|
| Pricing |
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| Free plan or trial | Free plan for 0 to 2 units | Free plan, plus core features free for 15 days without a credit card | 14 day free trial | Check site | Check site |
| Who for | Landlords and managers from 0 to 500+ units who want move out reports with itemized, priced repair charges done on site, so deposit returns and tenant charge backs are settled at move out. | Landlords and managers who want an established inspection tool with a free entry point. | Managers who want residents to complete inspections themselves. | Operators who want inspections done for them. | Large multifamily operators. |
| Itemized move out charges for deposit settlement | Yes, built in, customizable on site | Check site | Check site | Check site | Check site |
| Integrations | Check site | Rentec Direct on lower plans. AppFolio, Propertyware, Rentvine and Buildium (beta) on the Plus plan | AppFolio, Rent Manager and Rentvine, plus import and export tools | Check site | Certified PMS integrations |
| Availability | Canada and US | Canada and US | Check site | Check site | Check site |
| Official site | Visit | Visit | Visit | Visit | Visit |
Prices verified October 2026. Always confirm on the vendor site.
The alternatives in detail
1. Easy Inspections, our top pick
Easy Inspections is an iPhone app for move in, move out and routine rental inspections with photo reports. Its headline advantage is customizable, itemized move out repair charges priced on site. You build each repair item during the walkthrough and set its price on the spot, and the finished report settles the damage deposit return or the fees charged back to the tenant right at move out, with no spreadsheet afterward.
- Free for 0 to 2 units, so a small landlord can run real move ins and move outs at no cost.
- Fixed plan prices from $9.99/mo, with no per unit surcharge.
- Works in Canada and the US.
2. zInspector
zInspector is an inspection app with customizable templates and reports. Its free plan covers 1 user and up to 5 properties, and paid plans are priced in a calculator on its site by user or unit count. Higher plans add property accounting integrations. It is our runner up for small landlords.
3. RentCheck
RentCheck is built around tenant led inspections, where residents complete a guided inspection on their own phone. It is priced per door per month with a 14 day free trial, and lists integrations with AppFolio, Rent Manager and Rentvine. A good fit if your main goal is cutting site visits.
4. Inspectify
Inspectify offers inspection services and software for property operators. It suits teams that want inspections done for them rather than doing them in house. Pricing is not published, so check the vendor site.
How to switch without losing deposit evidence
- 01Download or export the reports you already have, and keep them for any tenancy that is still running. The move in report is your baseline at move out.
- 02Start every new move in on the new app, so the next move out compares like with like.
- 03Use the same room by room checklist on both ends. Our rental inspection checklist is a good starting point.
- 04At move out, separate normal wear and tear from damage and price each damage item. See Normal wear and tear vs damage.
- 05Send the tenant the report and itemized statement promptly. If they push back, see How to settle security deposit disputes.
Verdict
HappyCo fits large multifamily operators with quote based pricing and a full rollout. For small landlords and growing managers, Easy Inspections is our top pick: free for 0 to 2 units, fixed plan prices from $9.99/mo, and customizable, itemized move out repair charges priced on site, so the report settles the deposit return or tenant charge back at move out. zInspector is the runner up with a free plan for up to 5 properties, and RentCheck suits tenant led inspections.
Questions
Is there a free alternative to HappyCo?
Yes. Easy Inspections is free for 0 to 2 units, and zInspector has a free plan for 1 user and up to 5 properties. Both list Canada and US availability.
Does HappyCo publish its pricing?
Not as of October 2026. Its pricing page describes quote based, modular pricing and does not list prices, so you need to contact HappyCo for a quote.
Which HappyCo alternative is best for small landlords?
Our top pick is Easy Inspections, because it prices itemized move out repair charges on site and has a free plan for 0 to 2 units. Starter is $9.99/mo for 3 to 10 units and Portfolio is $29.99/mo for 11 to 50 units.
Which alternative lets tenants do the inspection?
RentCheck is built around tenant led inspections, where residents complete a guided inspection on their own phone. It is priced per door per month with a 14 day free trial.
Which inspection app helps most with deposit disputes?
The one that turns the move out walkthrough into an itemized, priced statement. Easy Inspections does this on site, so the deposit return or tenant charge back is settled at move out. For other tools, check the vendor site.