Open Ledger is a powerful bookkeeping tool for rental owners who work with one of our CPA partners, or with our property management team. Log rent, expenses and receipts as they happen, see what every deduction saves you, and give your CPA books they can work from.
Have an invitation? Use the link in your email, or log in.
See it in under a minute: your receipts turned into deductions, what each one saves you, and the questions to ask your CPA.
Open Ledger is available only to clients of our CPA partners and of our property management team. Your CPA sends you a personal invitation, and your ledger comes connected to them from day one.
A property management client of ours? Ask us for your invitation. A CPA? Become a partner.
Open Ledger is a costly tool to build and run, which is why we offer it through CPA partners. But we started it to keep our own family's books, and we'd like to help other families too. If you keep your own books and could use it, email us. Just ask, nicely. 🙂
No shoebox of receipts in March, and no rebuilding last year's numbers from memory. Here's the app with sample numbers.
A walkthrough of the real app with sample numbers. Explore the sample ledger.
Your CPA does their best work with good records. Open Ledger keeps them for you all year, flags every judgment call for your CPA instead of guessing, and records their answers in your books, so your time together goes to planning, not paperwork.
Can we deduct the $1,800 fridge in full this year?
Dana: Yes, we'll take the de minimis election.
Is the 25% land split right for the building?
Dana: Yes, it matches the county assessment.
Can my losses from earlier years be used this year?
Dana: Yes, I've entered them from last year's return.
How much should I pay on each estimated tax date?
Dana: About $475 each quarter. I'll send the vouchers.
Questions come straight from your ledger. Your CPA's answers are saved in your books and your year-end report.
Everything below is in the app today, for every property you own.
A running total of the tax your deductions and depreciation save, with the math underneath. Every entry shows its own value ("Saves ~$168 in tax"), and a simple bar shows where your rent goes: expenses, depreciation, earlier losses, and the part that's taxed.
Snap a receipt and Open Ledger reads it for you: date, amount, vendor and the right tax category. Or just type what it was in everyday words, like "plumber" or "new fridge".
Open Ledger catches the write-offs that are easy to miss and sends each one to your CPA with what's at stake: small upgrades that could be deducted in full, bonus depreciation, the old roof you replaced, the small-property safe harbor.
Your ledger shows your CPA's name and logo. Questions go straight to them, with a daily summary so nothing waits until April, and their answers show up right in your books and your year-end report.
The building and every upgrade, scheduled to the month on the right recovery period, with losses carried forward from one year to the next. Nothing is dropped, counted twice or started over when you change preparers.
One PDF and spreadsheet per property per year, organized by Schedule E line, with the depreciation schedule, carryover, mileage log, 1099 payees, and the questions for your CPA with their answers. Every receipt comes in one zip.
Because it works best as a partnership between you and your CPA. Every client is connected to a CPA who can see their books and answer their questions, so the judgment calls go to someone who knows your full picture. Your CPA sends you a personal invitation by email.
Ask your CPA to contact us and become one. It takes them a minute at openledger.properties/cpa. Once they're a partner, they can send your invitation.
Open Ledger is included with your invitation, through your CPA partner or our property management team. There's nothing else to sign up for. Your CPA can tell you more about how they offer it.
No. Open Ledger never asks for bank logins. You snap receipts, type entries, check off rent, or import a statement from your property manager or bank as a PDF.
Yes. Add as many properties as you own, record each owner's share (estimated tax is split by owner), and get a Form 8825 summary for a multi-member LLC. You can invite a co-owner or your property manager to help keep the books.
No. Type what it was in everyday words ("plumber", "new fridge") and Open Ledger picks the tax category, explains what it means, and shows what it saves. When something is your CPA's call, it tells you what to ask.
No, it makes your time with them count. Your CPA still prepares and files your return; you arrive with clean records, a tax-ready report, and the questions worth asking. Figures in Open Ledger are estimates, not tax advice.
We built Open Ledger to keep the books for our own family's six-unit rental, and tax season stopped being a scramble. Now we offer it to the clients of the CPAs we partner with, and to every owner whose property we manage.
Your property is one of the biggest investments you'll ever make. We help you set it up like a business, keep every dollar working for you, and run it with the same open books as Open Ledger, so you always know exactly where you stand.
| Oct 1 | Rent received | $2,450.00 |
| Oct 6 | Disposal repair receipt | −$186.40 |
| Oct 14 | Smoke detector check | $0.00 |
| Oct 31 | Management fee | −$196.00 |
| Paid to you | $2,067.60 |
A sample monthly statement. Figures are illustrative.
We guide you through forming an LLC for your property and moving it in, step by step. It's optional, but it's one of the most helpful moves you can make to protect your assets and get the most out of every deduction. Already have an LLC? We'll start from there.
Every rent payment, repair and receipt goes straight into your Open Ledger as it happens. You see it all, every month, and your year-end report is ready before your CPA asks for it.
We pay the property's bills for you, from property tax and insurance to utilities and HOA dues, before they're due. Each one is logged with its bill or receipt, so every deductible dollar is counted and nothing is missed or late.
When something breaks, we don't call one contractor and send you the bill. We get quotes from several trusted pros, compare price and quality, and show you the bids. Anything over your limit waits for your yes, except true emergencies.
Each year we walk you through what your deductions and depreciation are expected to save, what we expect your tax bill to be, and why, line by line. You and your CPA can plan ahead, set aside the right amount, and make sure you never pay more than you owe.
Rent and security deposits are held in a separate trust account, never mixed with company funds, and reconciled every month. You can see where every dollar is at any time.
Open books, honest prices and a plan for your taxes. That's how we'd want our own property run, and it's how we'll run yours.
For owners renting out a house or condo.
Duplexes through roughly twenty units.
Retail, office and mixed-use space.
Every property we manage comes with Open Ledger, so you and your CPA always see the books.
Tell us about your property and we'll reply within one business day with next steps and our fees spelled out. Thinking about an LLC? Mention it, and we'll include it in the plan.