Help Center
Everything you need to know about Underground Landlord — from your first property to advanced eviction tools.
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Getting Started
Account Basics
What is Underground Landlord?
Underground Landlord is an all-in-one platform for rental property investors. Track your rentals, screen tenants, buy and sell properties, and analyze deals — all in one place. Built by landlords, for landlords.
What membership plans are available?
Three plans: BASIC (Free) gives you 2 properties, 1 tenant search per month, and browse classifieds. PREMIUM adds unlimited properties, unlimited searches, portfolio dashboard, P&L reports, and 2 classified listings. COMBO includes everything in Premium plus unlimited classified listings and advertiser features.
How do I upgrade my membership?
Go to your Account Settings or click any upgrade prompt throughout the site. Choose Premium or Combo, enter payment info, and your account upgrades instantly. All new features unlock immediately.
What features does each plan include?
BASIC: 2 properties, 1 tenant search/month, browse classifieds, investment tracking, late payment reminders. PREMIUM: Unlimited properties, unlimited searches, portfolio dashboard, P&L reports, repair tracking, PDF export, 2 classified listings. COMBO: Everything in Premium plus unlimited listings and advertiser features.
First Steps
I just signed up — where do I start?
Welcome! Start by adding your first rental property. Click ‘Manage My Rental Portfolio’ or go to My Rental Houses. Enter your property address and financials. Then try Search Tenants to screen a prospective tenant. From there, explore the Deal Estimator to analyze your next investment.
What do all the buttons on my homepage do?
Your homepage has shortcut buttons to every feature: ‘Manage My Rental Portfolio’ goes to your property tracker. ‘Search Tenants’ lets you screen tenants. ‘Classifieds’ is the buy/sell marketplace. ‘Deal Calculator’ analyzes investment deals. ‘Eviction Laws’ shows state-by-state legal guides. Some buttons may link to features that require an upgrade depending on your plan.
What can I do with a Basic (free) account?
Basic gives you: up to 2 rental properties in your portfolio, 1 tenant search per month, browse classified listings and contact sellers, the full Deal Estimator calculator, eviction law guides for all 50 states, and the ability to submit unlimited tenant reviews. You can upgrade anytime to unlock more.
What does Premium unlock beyond Basic?
Premium unlocks: unlimited rental properties, unlimited tenant searches, Portfolio Dashboard with quick-status view, P&L Reports with PDF export, repair tracking on every property, post up to 2 classified listings, Deal Estimator Compare and Reality Tracker, forums and groups, member directory with messaging, Eviction Scorecard and Timeline Simulator. It’s the full landlord toolkit.
What does the Combo plan include?
Combo is everything. All Premium landlord features plus all Advertiser features: unlimited classified listings, Business Directory submissions, Lender Directory submissions, Insurance Directory submissions, and the Advertiser Dashboard. If you’re both a landlord and a service provider, Combo is built for you.
What is the difference between Basic, Premium, and Combo?
Basic (Free): 2 properties, 1 tenant search/month, browse classifieds. Premium: unlimited properties and searches, P&L reports, Portfolio Dashboard, repairs, forums, member directory, post 2 classifieds, eviction tools. Combo: everything in Premium plus unlimited classifieds, Business/Lender/Insurance directory submissions, and Advertiser Dashboard.
Can I try features before upgrading?
Yes — Basic lets you use most features with limits so you can see how they work before committing. You can add 2 properties, run 1 tenant search per month, browse all classifieds, and use the Deal Estimator. When you’re ready for more, upgrade to Premium or Combo from the Membership Levels page.
What is the Dash helper widget?
Dash is your on-screen guide — the magnifying glass icon in the bottom-right corner of every page. Click it to search for help, see common questions about the page you’re on, and get links to the right features. Dash knows which page you’re on and adjusts the suggestions to match.
Where Things Are
Where do I manage my rental properties?
Go to My Rental Houses — click ‘Manage My Rental Portfolio’ on your homepage or find it in the Properties menu. That’s where you add properties, track rent payments, manage tenants, log repairs, and view your entire portfolio.
Where do I screen tenants?
Go to Search Tenants — click ‘Search Tenants’ on your homepage or find it under Tenant Tools. Enter at least 6 pieces of identifying info and the system searches peer reviews from other landlords. You can also submit your own reviews from the Add Problem Tenant page.
Where do I buy or sell properties?
Go to Classifieds — click ‘Classifieds’ on your homepage or find it under Properties. Browse listings from other landlords, search by ZIP code and radius, or post your own listing. Basic members can browse and contact sellers. Premium can post up to 2 listings. Combo gets unlimited listings.
Where do I analyze deals?
Go to Deal Estimator — click ‘Deal Calculator’ on your homepage. Enter a property’s purchase price, rental income, and expenses to get cash flow, ROI, cap rate, and a deal rating. Available to all members. Premium and Combo can also compare deals side-by-side and use the Reality Tracker.
Where do I find eviction laws for my state?
Go to Eviction Laws — click ‘Eviction Laws’ on your homepage or find it in the main menu. You can look up any state’s eviction process, compare up to 3 states side-by-side, find your courthouse by county, and download eviction forms. Premium members also get the Scorecard and Timeline Simulator.
Where do I connect with other landlords?
Premium and Combo members can access Forums, Groups, and the Member Directory. Click ‘Forums’ or ‘Groups’ on your homepage to join discussions. Use the Member Directory to search for landlords by location, portfolio size, or investment strategy and send direct messages.
Where do I find service providers like plumbers or contractors?
Go to the Business Directory — browse by service type (plumber, electrician, HVAC, roofer, contractor, etc.) and search by ZIP code with radius. All members can browse. If you’re a service provider yourself, Advertiser and Combo members can submit their own business listing.
Where do I find financing or insurance for my rentals?
Go to the Lender Directory to find investor-friendly lenders or the Insurance Directory for rental property insurance providers. Search by state to find providers licensed in your area. You can contact providers directly through the platform. All members can browse both directories.
Upgrades & Access
Why was I redirected to an upgrade page?
Some features are only available on certain plans. If you tried to access a Premium or Combo feature on a Basic plan, you’ll see an upgrade page explaining what that feature does and which plan unlocks it. You can upgrade right from that page or go back to your dashboard.
What features are locked on the Basic plan?
Basic cannot access: Portfolio Dashboard, P&L Reports, repair tracking, report email settings, forums, groups, member directory, messaging, Eviction Scorecard, or Timeline Simulator. Basic is also limited to 2 properties, 1 tenant search per month, and cannot post classified listings. Everything else is available.
Will I lose my data if I upgrade?
No — upgrading keeps everything. All your properties, tenants, repairs, payment history, tenant reviews, saved deals, and account data carry over. You just gain access to more features and higher limits. Nothing is lost.
What is the Advertiser plan for?
The Advertiser plan is for service providers — lenders, insurance companies, plumbers, contractors, property managers, and other businesses that want to reach landlord investors. Advertisers can submit listings to the Business Directory, Lender Directory, and Insurance Directory. It does NOT include landlord tools like property tracking or unlimited tenant searches.
What is the Advertiser Trial?
Advertiser Trial lets you browse the directories and see how they work, but you cannot submit listings. It’s a preview so you can decide if the full Advertiser plan is right for your business. Upgrade to Advertiser or Combo to start submitting your business, lending, or insurance listings.
Where do I manage my account and billing?
Go to My Account — click ‘My Account’ on your homepage or in the top menu. From there you can update your profile, change your password, view your membership level, manage billing, and edit your directory profile fields like investment strategy and market ZIP codes.
Recommended Actions
What should I do first as a Basic member?
Three things to do right now: 1) Add your first rental property — go to My Rental Houses and click Add Property. 2) Run a tenant search — try Search Tenants with info on a current or prospective tenant. 3) Analyze a deal — plug numbers into the Deal Estimator. These three steps show you the core of the platform.
What should I do first as a Premium member?
Four things to set up: 1) Add all your rental properties — you have unlimited capacity. 2) Set up your Portfolio Dashboard at My Admin for a quick-view of everything. 3) Complete your Member Directory profile so other landlords can find you. 4) Check out the Eviction Scorecard to see how landlord-friendly your state is.
What should I do first as a Combo member?
You have everything — here’s your setup checklist: 1) Add all your rental properties. 2) Complete your Member Directory profile. 3) Post a classified listing if you have a property to sell. 4) If you’re also a service provider, submit your business to the Business Directory. 5) Join the Forums and introduce yourself to the community.
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My Rental Houses
Adding Properties
How do I add a property?
Click the + Add Property button on the My Rental Houses page. Enter the property address and monthly rent (both required). Optionally add expenses, investment details, and reminder dates. Click Add Property to save.
What information do I need to add a property?
REQUIRED: Street Address, City, State, Zip Code. RECOMMENDED: Monthly Rent, Mortgage Payment, Monthly Taxes, Monthly Insurance. OPTIONAL: Purchase Price, Down Payment, Closing Costs, Renovation Costs, County Tax Reminders, Relisting Reminders. You can always edit these later.
Can I add a property I’m analyzing but haven’t bought yet?
YES! You can add properties you are considering to calculate potential cash flow, compare ROI across different deals, see if the numbers make sense, and track properties you are interested in. Enter the asking price in the Purchase Price field and fill in estimated rent, taxes, and expenses.
How many properties can I add?
BASIC (Free): Up to 2 properties. PREMIUM: Unlimited properties. COMBO: Unlimited properties. If you are on Basic and try to add a 3rd property, you will see a message to upgrade to Premium.
What’s the difference between Purchase Price and Down Payment?
Purchase Price is the total cost of the property (e.g. $200,000). Down Payment is your initial cash investment (e.g. $40,000 at 20% down). Purchase Price tracks property value. Down Payment is used for ROI calculations. Your true ROI is calculated on total cash invested: Down Payment + Closing Costs + Renovation = Total Investment.
Managing Properties
How do I edit a property after adding it?
Go to My Rental Houses, find your property in the list, click on the property address, then click Edit Property Details. Update any fields you need (address, rent, expenses, investment details, reminder dates) and click Save Changes.
Can I delete a property?
YES. Go to My Rental Houses, click on the property, click Edit Property Details, scroll to bottom, click Delete Property (red button), and confirm. WARNING: This permanently deletes the property record, all tenant records, payment history, and repair records.
Understanding Features
What are Late Payment Reminders?
Automatic emails sent when rent is not received. Set your Rent Due Day, and if rent is not marked as paid, we send you an email reminder based on your state’s eviction laws. Texas gets reminders on day 2, most other states on day 5. You can customize this per property.
What’s Relisting Due mean?
Relisting Due is when you need to relist your property for rent. Use it for lease end dates, turnover planning, and marketing deadlines. Example: tenant lease ends August 31st, set Relisting Due to August 1st to get a reminder to start advertising.
What’s the Portfolio Dashboard?
A Premium feature that shows all properties at a glance: total monthly income, total expenses, overall cash flow, occupancy rates, payment statuses, and quick profit/loss summaries. Basic members see properties one at a time; Premium sees the entire portfolio on one dashboard.
What are P&L Reports?
Profit and Loss Reports (Premium feature) show monthly income, expenses, net profit/loss per property, year-to-date totals, ROI calculations, and cash flow trends. Filter by date range or property, export to PDF. Great for tax time, refinancing, or investor presentations.
Payment Tracking
How do I mark rent as paid or unpaid?
On the My Rental Houses page, find your property in the list and click the payment status button. Select: PAID (rent received in full), UNPAID (rent not received), PARTIAL (received part of rent), or VACANT (no tenant currently). Update this monthly to track cash flow and trigger late payment reminders.
What payment statuses can I use?
Four statuses: PAID (green checkmark) for rent received in full, UNPAID (red X) for rent not received, PARTIAL (yellow warning) for part of rent received, and VACANT (gray dash) for no current tenant.
Tracking Expenses
Should I add monthly expenses?
YES if you want to see true cash flow. Add mortgage, property taxes, insurance, and HOA fees. The system automatically calculates your net cash flow (rent minus expenses) and ROI.
What expenses can I track?
Common expenses: Mortgage Payment, Property Taxes (monthly), Insurance (monthly), HOA Fees. You can also track county tax reminders and set due dates for property tax payments.
ROI Calculations
How is ROI calculated?
ROI = (Annual Cash Flow / Total Cash Invested) x 100. Total cash invested includes down payment, closing costs, and renovation costs. The system calculates this automatically when you enter investment details.
Tax Reminders
How do property tax reminders work?
Optional feature: Enter your annual property tax amount and due dates (many counties have 2 payments per year). We email you before each deadline. Skip this if taxes are escrowed in your mortgage.
Membership Comparison
What’s the difference between Basic and Premium for My Rental Houses?
BASIC (Free): Up to 2 properties, track rent payments, add tenants, basic details, investment tracking, late payment reminders. PREMIUM adds: Unlimited properties, Portfolio Dashboard, P&L Reports, Repair Tracking, PDF Export, advanced expense tracking.
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Search Tenants
Understanding Search Tenants
What is Search Tenants?
Search Tenants is a peer review system where landlords share information about problem tenants. Landlords submit reviews of problem tenants, you search using tenant info (name, SSN, phone, etc.), and the system matches your search against the database. It is a community-driven database of landlord experiences, not a formal background check or credit report.
How many times can I search?
BASIC (Free): 1 search per month, resets on the 1st. PREMIUM: Unlimited searches, no monthly limit. COMBO: Unlimited searches. If you screen 3+ applicants per month, Premium pays for itself.
How does the matching system work?
We use a smart matching system that looks at multiple identifiers. Most important: Last 4 of SSN, Driver’s License, Date of Birth. Strong: Full Name, Cell Phone. Helpful: Previous addresses, middle initial, license plate. More info you provide, the better the match. Results are ranked by confidence from Very Strong to Weak.
What information do I need to search?
Minimum: At least 6 fields. Best approach: Start with strongest identifiers — Last 4 of SSN, Driver’s License, Date of Birth, Last Name, Cell Phone, Previous addresses. The more info you provide, the better the match quality.
Are these results reliable?
Search Tenants provides peer-reviewed information from other landlords — it is a starting point, not a final decision. Strengths: real experiences, helps identify repeat offenders. Limitations: not a formal background check, self-reported data. Use it as ONE tool in your screening toolkit alongside formal background checks, credit reports, and landlord references.
Search Results
What do the red flags mean?
Red flags indicate issues the landlord reported. EVICTED: tenant was legally evicted. DAMAGES: caused property damage beyond normal wear. CRIMINAL ACTIVITY: criminal activity occurred at the property. Green flags (all No) mean no evictions, damages, or criminal activity were reported. Always contact the landlord for the full story.
How do I contact the landlord who submitted the review?
Each match result has a Contact Landlord button. Click it to reveal the landlord’s email address and send them a direct email. Ask about when they rented, what issues occurred, how long the tenant lived there, and whether they would rent to them again.
What if I don’t find any matches?
No matches does NOT mean they are a good tenant. It only means this tenant is not in our database. They could be great, new to your area, or have had issues that were never reported. Always do complete screening: formal background check, credit report, call previous landlords, verify employment. Search Tenants is one tool, not your only screening step.
Submitting Reviews
How do I submit a tenant review?
Go to Add Problem Tenant page. Fill out tenant information: personal info (name, DOB), identification (SSN, DL, phone), previous addresses, and red flags (evicted, damages, criminal). Upload photo ID if you have it. Click Submit Tenant Record. Required fields: First Name, Last Name, Last 4 of SSN.
Who can see the tenant reviews I submit?
No one can see your submitted tenant information directly. It is stored under your account only and is completely confidential. Other landlords only see a match result card (your name, match strength, red flags) when they search for that specific tenant. They do not see SSN, DL, phone, or addresses you entered. You control what details to share when contacted.
Should I be honest when submitting tenant reviews?
YES, absolute honesty is critical. False reports can lead to defamation lawsuits. Only report what you can prove with documentation: evictions with court judgments, damages with photos and invoices, criminal activity with police reports. Do not report rumors, hearsay, or suspicions without evidence. Golden rule: only submit information you would be comfortable defending in court.
Legal & Privacy
Is this legal?
YES. Sharing factual landlord experiences is protected free speech. Do NOT include race, religion, disability, familial status, or other protected classes. Stick to facts about tenancy issues only. Always follow Fair Housing laws.
What if a tenant disputes a review?
Tenants can request review removal if it contains false information. We investigate and remove reviews that are proven false or violate Fair Housing laws. Stick to provable facts to avoid disputes.
Membership Comparison
What’s the difference between Basic and Premium for Search Tenants?
The only difference is search limits. BASIC: 1 free search per month (resets on the 1st), submit unlimited reviews, see full results, contact landlords. PREMIUM: Unlimited searches plus all other Premium features. Both tiers can submit unlimited reviews and see full match results.
Using the Feature
When should I search for a tenant?
BEFORE you sign a lease or accept their application. Search every applicant as part of your screening process. Better to find red flags now than deal with eviction later.
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House Classifieds
Understanding Classifieds
What are House Classifieds?
House Classifieds is our property marketplace where landlords and investors buy and sell rental properties directly with each other. Like Zillow for landlords — no agents, no middlemen. Browse properties, search by ZIP code, filter by property type, and contact sellers directly. All members can browse; only Premium and Combo can post listings.
Who can see my listings?
All logged-in Underground Landlord members (Basic, Premium, Combo, Advertisers) can see your listings. They appear in search results and on the classified listings page, with one listing featured daily on the homepage. Non-members and the general public cannot see listings.
How long do listings stay active?
Listings stay active for 30 days, then automatically expire. After 30 days, the listing status changes to Expired and it no longer appears in search results. You can repost it anytime. If your property sells before 30 days, mark it as SOLD.
Who can browse classifieds?
EVERYONE can browse listings — Basic, Premium, and Combo members. You can search, filter, and view all property details without upgrading. Posting listings requires Premium or Combo.
Browsing & Searching
How do I search for properties?
Use the search bar at the top of the Classified Listings page. Enter a ZIP code and choose radius (25, 50, or 100 miles). Filter by property type (Single Family, Duplex, Mobile Home, Commercial, Apartment, Industrial). Results sorted by distance, closest first. Start broad then narrow down.
How do I contact a seller?
Click the Contact Seller button on any listing. Type your message and click Send. The seller receives your message and contact info via email and replies directly to you. Be professional, mention if you are a cash buyer, and ask about condition, tenant status, and reason for selling.
What happens after I contact a seller?
The seller receives an email with your full message, name, and email address. They reply directly to your email inbox (not through the site). Most sellers respond within 24-48 hours. If no response after 3 days, follow up or move on. Check your spam folder for replies.
Posting Listings
How do I post a listing?
Premium and Combo only. Go to Add Property Listing page, fill out the form (address, price, property type, description required), optionally add photos (up to 5) and financial details, then click Submit Listing. Listing goes live immediately and stays active for 30 days. Premium: 2 active listings max. Combo: Unlimited.
Should I include photos?
YES! Listings with photos get 3-5x more views and inquiries. Upload up to 5 photos. Use a well-lit exterior shot as your main photo, plus living room, kitchen, and bedrooms. Clean, uncluttered, in focus. Avoid dark or blurry photos. If you do not have photos yet, post anyway and edit to add them later.
Should I include financial details?
YES! Financial details help buyers analyze your deal instantly. Include monthly taxes, insurance, HOA fees, current mortgage payment, down payment, closing costs, renovation costs, and interest rate. Listings with financials get more inquiries because serious buyers can run numbers immediately.
Who can post listings?
PREMIUM and COMBO members only. Basic members can browse but cannot post. Premium: 2 active listings max. Combo: Unlimited listings.
Managing Listings
How do I edit or delete my listing?
Go to My Listings page (Manage My Listings button). To edit: click Edit, update any fields, click Update Listing. To delete: click Delete, confirm. Consider marking as SOLD instead of deleting — it shows your track record and builds credibility. Deleting frees up a listing slot for Premium users.
How do I mark a listing as sold?
Go to My Listings, find the listing, click Mark as Sold. The listing stays visible with a SOLD badge but no longer appears in active search results. This shows your track record and builds trust. For Premium users, marking as sold frees up one of your 2 listing slots.
What happens when I hit my listing limit?
Premium users can have 2 active listings at a time. When you hit the limit, the submit form is blocked. Three options: Mark a listing as Sold (frees a slot), Delete an old listing (frees a slot), or Upgrade to Combo for unlimited listings. Sold, expired, and deleted listings do not count toward your limit.
Membership Comparison
What’s the difference between Basic, Premium, and Combo for Classifieds?
BASIC: Browse all listings, search by ZIP, filter by type, contact sellers. Cannot post. PREMIUM: Everything Basic has plus post up to 2 active listings, upload photos, include financials, edit/mark as sold. COMBO: Everything Premium has plus unlimited listings — perfect for wholesalers and active flippers.
Safety & Tips
Is it safe to buy from classifieds?
Always do your due diligence. Inspect the property, verify ownership, get a title search, and use a real estate attorney or closing agent. Underground Landlord facilitates connections but is not responsible for transactions.
Can I negotiate prices?
YES! All prices are negotiable. Contact the seller and make an offer. Many sellers are motivated and willing to negotiate, especially for cash buyers or quick closes.
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Deal Estimator
Understanding Deal Estimator
What is the Deal Estimator?
The Deal Estimator is a free tool that helps you analyze any rental property deal in seconds. Enter the property details and financial numbers, and it instantly calculates cash flow, ROI, cap rate, and tells you if the deal is good or bad. No sign-up required for basic estimates.
How does the Deal Estimator work?
Enter the property purchase price, expected rent, and expenses (mortgage, taxes, insurance, HOA). The tool calculates your monthly cash flow, annual cash flow, cash-on-cash ROI, cap rate, and gives you a deal rating. It compares your numbers against your existing portfolio benchmarks if you have saved properties.
Using the Tool
What numbers do I need for the Deal Estimator?
REQUIRED: Purchase Price, Monthly Rent. RECOMMENDED: Down Payment amount or percentage, Interest Rate, Loan Term, Monthly Taxes, Monthly Insurance. OPTIONAL: HOA fees, Renovation Costs, Closing Costs, Vacancy Rate estimate. The more numbers you enter, the more accurate the analysis.
What is a Deal Card?
A Deal Card is a shareable summary of your property analysis. It shows all the key numbers (price, rent, cash flow, ROI, cap rate) in a clean visual card. You can share the Deal Card URL with partners, lenders, or paste it in your classified listing description so buyers can see the full financial breakdown.
Can I save my Deal Estimator results?
YES! You can save your analysis and it will appear in your saved deals. You can also add the property directly to My Rental Houses from the Deal Estimator if you decide to buy it. The Deal Card URL is always available to share.
Does the Deal Estimator work with the classifieds?
YES! When you find a property in House Classifieds that includes financial details, you can run those numbers through the Deal Estimator. Some sellers even include their Deal Card URL in the listing description so you can see the full breakdown instantly.
Understanding Results
How is cash flow calculated?
Monthly Cash Flow = Monthly Rent minus Total Monthly Expenses. Total expenses include mortgage payment, property taxes, insurance, HOA fees, and any other recurring costs. Positive cash flow means you make money each month. Negative means the property costs you money.
What is cap rate?
Cap Rate (Capitalization Rate) = Net Operating Income / Purchase Price x 100. It measures the return on a property regardless of financing. Higher cap rate = better return. Generally, 5-7% is average, 8-10% is good, above 10% is excellent. Cap rate does not factor in mortgage payments — it assumes you paid all cash.
What is cash-on-cash return?
Cash-on-Cash Return = Annual Cash Flow / Total Cash Invested x 100. It measures your actual return on the money YOU put in (down payment + closing costs + renovation). Example: If you invested $50,000 cash and make $6,000/year cash flow, your cash-on-cash return is 12%.
How do I know if a deal is good?
General benchmarks: Positive monthly cash flow (at least $100-200/door). Cash-on-cash ROI of 8% or higher. Cap rate of 6% or higher. The Deal Estimator gives you a deal rating and compares against your portfolio averages if you have saved properties in My Rental Houses.
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Eviction Laws
Understanding Eviction Tools
What eviction tools does Underground Landlord offer?
Six tools: 1) State Eviction Pages — detailed guides for all 50 states + DC. 2) State Compare — side-by-side comparison of up to 3 states. 3) Eviction Scorecard — ranks every state by landlord-friendliness (1-10). 4) Timeline Simulator — step-by-step walkthrough with days and costs. 5) Security Deposit Rules — state-by-state deposit limits and return deadlines. 6) Courthouse Finder — find your courthouse by county with filing fees and downloadable forms.
Which eviction tools are free and which require Premium?
Free for all members: individual state eviction pages, state comparison tool, security deposit rules, cost estimates, and courthouse finder. Premium/Combo only: Eviction Scorecard (state rankings) and Timeline Simulator (step-by-step walkthrough). Basic members who try to access Scorecard or Simulator will see an upgrade prompt.
Where does the eviction data come from?
The eviction data is compiled from state statutes, court rules, and legal resources across all 50 states and DC. It covers 57 data points per state including notice periods, filing fees, court timelines, cure rights, service methods, and more. The data is reviewed and updated periodically. Always consult a local attorney for your specific situation.
State Eviction Pages
How do I look up eviction laws for my state?
Go to Eviction Laws and select your state from the dropdown or click it on the map. Each state page shows: notice requirements (nonpayment and lease violation), filing procedures, court timelines, cure rights, service methods, fees, and state-specific gotchas. There are individual pages for all 50 states plus DC.
What is the difference between nonpayment and lease violation evictions?
Nonpayment is when a tenant hasn’t paid rent — you serve a Pay or Quit notice. Lease violation is when a tenant breaks a lease term (unauthorized pets, property damage, illegal activity, etc.) — you serve a Cure or Quit notice. Each type has different notice periods, timelines, and procedures depending on your state. The state pages show both side by side.
What is a notice period and how long is it?
The notice period is how many days you must give a tenant to pay rent or fix a violation before you can file for eviction. It varies by state — Texas is 3 days, most states are 5-14 days, some are 30 days. The notice period is the first step in every eviction. You cannot skip it. Check your state page for exact requirements.
What does ‘cure allowed’ mean?
Cure means the tenant can fix the problem (pay overdue rent or correct a lease violation) within the notice period to stop the eviction. Some states require landlords to allow cure. Others don’t. If cure is allowed and the tenant pays in time, you cannot proceed with eviction. Check your state page — this one detail can change your entire strategy.
Compare Tool
How do I compare eviction laws between states?
On the Eviction Laws page, use the Compare tool — select up to 3 states and see them side by side. It compares notice periods, total timelines, filing fees, cure rights, mandatory mediation, default judgment availability, and more. Great for investors buying in multiple markets.
Can I compare more than 2 states at once?
Yes — the Compare tool supports up to 3 states at once. Select State A, State B, and optionally State C. All the key eviction metrics are displayed in columns so you can spot the differences instantly.
Eviction Scorecard
What is the Eviction Scorecard?
The Scorecard ranks every state from 1-10 on landlord-friendliness. A higher score means faster evictions, lower costs, and fewer tenant protections. It’s a quick way to see which states are easiest and hardest to evict in. Premium and Combo members only.
How is the landlord-friendliness score calculated?
The score weighs 9 factors: notice period length (25 pts), total eviction timeline (25 pts), whether cure is required (10 pts), mandatory mediation (8 pts), filing fee amount (10 pts), attorney fee recovery (5 pts), default judgment availability (5 pts), local law overrides (5 pts), and retaliatory eviction protections (7 pts). Shorter timelines, lower costs, and fewer tenant protections = higher score.
Which states are most landlord-friendly for evictions?
States with short notice periods (3-5 days), fast court timelines, low filing fees, no mandatory cure, and no required mediation score highest. Texas, Virginia, Indiana, and Georgia typically rank well. Check the Scorecard for the full ranked list — it’s sorted from most to least landlord-friendly.
Which states are hardest to evict in?
States with long notice periods (14-30+ days), mandatory mediation, required cure periods, high filing fees, and strong tenant protections score lowest. New York, California, New Jersey, and Connecticut typically rank at the bottom. The Scorecard shows the full list so you can see exactly where your state falls.
Timeline Simulator
What is the Eviction Timeline Simulator?
The Timeline Simulator walks you through the entire eviction process step by step for any state. Select your state and eviction type (nonpayment or lease violation), and it shows each phase: serve notice, notice expires, file with court, hearing, judgment, writ of possession, and lockout — with estimated days and costs at each step. Premium and Combo only.
How do I use the Timeline Simulator?
Go to Eviction Laws → Timeline Simulator. Step 1: Select your state from the dropdown. Step 2: Choose eviction type — Nonpayment of Rent or Lease Violation. Step 3: Click Simulate. The simulator builds a visual timeline showing each step, how many days it takes, what it costs, and any gotchas or common delays for your state.
What does the Simulator show at each step?
Each step shows: the day number (e.g., Day 0, Day 5, Day 15), what happens (serve notice, file complaint, attend hearing, etc.), estimated cost (filing fee, service fee, writ fee), service methods, cure rights, and state-specific warnings. At the end you see total estimated days and total estimated cost for the full eviction.
How accurate is the Timeline Simulator?
The Simulator uses real data from state statutes and court rules to estimate timelines and costs. However, actual timelines vary by county, court backlog, tenant response, and whether the tenant appeals. Think of it as a best-case baseline. Real evictions can take longer, especially in busy courts or if the tenant contests. Always consult a local attorney.
Security Deposits & Costs
Where do I find security deposit rules for my state?
On the Eviction Laws page, look for the Security Deposit Rules section. It shows your state’s deposit limit (e.g., 1 month, 2 months, no limit), the return deadline after move-out, whether you need to provide an itemized list of deductions, and if deposits must be held in a separate account. Available to all members.
How much does an eviction typically cost?
It depends on the state. The Cost Estimate tool breaks it down: filing fees ($30-$400+), service of process ($20-$100+), writ execution fees ($50-$200+), and potential attorney fees. Total ranges are typically $200-$1,000+ without an attorney. Some states let you recover attorney fees from the tenant. Check the cost estimate for your state.
Can I recover eviction costs from the tenant?
Some states allow landlords to recover attorney fees and court costs from the tenant if the landlord wins. Others don’t. The state eviction page and cost estimate tool both indicate whether your state allows fee recovery. Even if allowed, collecting from a tenant who already couldn’t pay rent can be difficult.
Courthouse Finder
How do I find the courthouse for my eviction?
Use the Courthouse Finder — select your state, then your county. It shows the courthouse name, address, phone number, and filing fees. For some states, you can also download the actual eviction forms (complaint, summons, notice templates) directly from the page.
Can I download eviction forms from the site?
Yes — for select states we provide downloadable eviction forms. Currently available for: Alabama, Florida, Georgia, Kentucky, North Carolina, South Carolina, Texas, and West Virginia. Forms include complaints, summons, notice templates, and settlement agreements depending on the state. Find them in the Courthouse Finder after selecting your state.
Which court handles evictions?
It varies by state. Most evictions are filed in small claims court, magistrate court, justice court, or district court depending on your state. The Courthouse Finder shows the correct court type for your state. Some states call it Unlawful Detainer, others call it Summary Ejectment, Forcible Entry and Detainer, or Dispossessory. The terminology differs but the process is similar.
How do I serve an eviction notice?
Service methods vary by state. Common methods include: personal delivery to the tenant, posting on the door plus mailing a copy, certified mail, or service by the sheriff or process server. Some states require specific methods — personal service is almost always accepted. Check your state page for allowed service methods and any associated fees.
Eviction Process
What are the basic steps to evict a tenant?
General process (varies by state): 1) Serve written notice (Pay or Quit / Cure or Quit). 2) Wait for notice period to expire. 3) If tenant doesn’t comply, file eviction complaint at courthouse. 4) Tenant is served court summons. 5) Attend hearing. 6) If you win, obtain judgment. 7) Request writ of possession. 8) Sheriff executes lockout. Never do a self-help eviction — changing locks, removing belongings, or shutting off utilities is illegal in all 50 states.
Can I change the locks or shut off utilities to force a tenant out?
No — self-help evictions are illegal in all 50 states. You cannot change locks, remove doors or windows, shut off utilities, remove the tenant’s belongings, or physically remove a tenant yourself. You must go through the court process. Violating this can result in lawsuits, fines, and the tenant being awarded damages against you.
What is a default judgment in an eviction?
A default judgment happens when the tenant doesn’t show up to court or doesn’t file a response. The judge rules in the landlord’s favor without a hearing. Not all states allow default judgments in eviction cases, and the timelines vary. It’s often the fastest path to getting a judgment. Check your state page for whether default judgments are available.
How does the late payment reminder system connect to eviction laws?
When you add a property in My Rental Houses, the system automatically sets a late payment reminder based on your state’s eviction notice period. For example, in Texas (3-day notice state), it reminds you on day 2 after rent is due. In most states it’s day 5. The reminder email includes the tenant’s name, how many days late, your state’s notice requirement, and a link to your state’s eviction law page. You can customize the reminder day per property.
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Forums & Groups
Forums
What are the Forums?
Forums are discussion boards where landlords ask questions, share experiences, and help each other. Topics range from tenant issues and property maintenance to investing strategies and legal questions. It’s landlord-to-landlord advice from people who actually own rental properties. Premium and Combo members only.
How do I access the Forums?
Click ‘Forums’ on your homepage or find it under the Community menu. You need a Premium or Combo membership to access forums. Basic members will see an upgrade prompt. Once inside, you can browse topics, post new discussions, and reply to other landlords.
Why can’t I access the Forums?
Forums are a Premium and Combo feature. If you’re on the Basic plan, you’ll be redirected to an upgrade page. Upgrade to Premium or Combo to unlock forums, groups, the member directory, and messaging. Your existing data stays intact when you upgrade.
Groups
What are Groups?
Groups are smaller communities within Underground Landlord organized by location, interest, or strategy. Join a group for your city, your investment style (BRRRR, buy-and-hold, Section 8), or property type (single family, multi-unit, commercial). Groups have their own discussion feeds. Premium and Combo only.
How do I join a Group?
Go to Groups from your homepage or the Community menu. Browse the available groups and click Join on any that interest you. Some groups are open (join instantly) and some may require approval. Once joined, you’ll see the group’s discussion feed and can start posting.
Can I create my own Group?
Group creation depends on the current community settings. If group creation is enabled, you can start your own group for your area or investment niche. Check the Groups page for a Create Group option. If you don’t see one, the feature may be admin-managed for now to keep quality high as the community grows.
Messaging
Can I send private messages to other members?
Yes — Premium and Combo members can send direct messages to other members. Click the ‘Message This Landlord’ button on any member’s profile in the Member Directory, or go to Messages from your homepage. Messages are private between you and the other member.
Where do I find my messages?
Click ‘Messages’ on your homepage or go to /messages/ directly. You’ll see all your conversations with other members. New messages show a notification. You can start a new conversation from any member’s profile page in the Member Directory.
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Member Directory
Using the Directory
What is the Member Directory?
The Member Directory is a searchable database of Underground Landlord members. Find other landlords by name, ZIP code, rental focus, portfolio size, or investment strategy. View their profiles, see how active they are, and send direct messages. It’s a networking tool built for landlords. Premium and Combo only.
How do I search for other landlords?
Go to the Member Directory and use the search bar to search by name or ZIP code. Set a radius (25, 50, or 100 miles) for location-based searches. Use the filters to narrow by rental type, portfolio size, or investment strategy. Sort by name, newest members, or most tenant reports. Click the ‘Near Me’ button to find landlords near your investment ZIP codes.
What can I see on a member’s profile?
Each profile shows: display name, membership tier badge, location (investment ZIP codes), member-since date, activity status (active today/this week/this month), rental focus, units owned, investment strategy, management style, primary goal, capital source, and number of tenant reports submitted. Premium and Combo members can message them directly.
What do the activity status labels mean?
Activity shows how recently a member used the site: ‘Active today’ means they logged in within 24 hours. ‘Active this week’ means within the last 7 days. ‘Active this month’ means within 30 days. ‘Not recently active’ means it’s been over 30 days. ‘New member’ means they haven’t logged in since joining. This helps you know if someone is likely to respond to a message.
What does the ‘Near Me’ button do?
Near Me searches for landlords near your investment ZIP codes. It uses the first ZIP code from your profile’s Market ZIP Codes field and searches within your selected radius. If you don’t see the Near Me button, you need to add investment ZIP codes to your profile first.
Why does the directory say ‘Coming Soon’?
The Member Directory has a launch threshold — it goes live once there are enough eligible members to make it useful. If you see a ‘coming soon’ message, the community is still growing toward that threshold. In the meantime, complete your profile so it’s ready when the directory launches. Forums and Groups are available separately.
How do I contact another landlord from the directory?
Click on any member’s name to view their full profile. If you’re a Premium or Combo member, you’ll see a ‘Message This Landlord’ button that opens a direct message conversation. If messaging isn’t available yet, the directory will note when it’s coming. You can also connect through Forums and Groups.
What are the filter options in the Member Directory?
You can filter by: Rental Type (what kind of properties they focus on), Portfolio Size (how many units they own), and Investment Strategy (buy-and-hold, BRRRR, flipping, etc.). Combine filters with a ZIP code search and radius to find landlords who match your profile and are near your markets.
Your Directory Profile
How do I complete my Member Directory profile?
Go to My Account → Profile. Fill in: Rental Focus (what you rent), Units Owned, Investment Strategy, Management Style, Primary Goal, Capital Source, and Market ZIP Codes. The more you fill in, the easier it is for other landlords to find you. The profile completeness widget on your dashboard shows your progress.
What is the profile completeness bar on my dashboard?
The completeness bar tracks how many of your 7 directory profile fields are filled in (Rental Focus, Units Owned, Investment Strategy, Management Style, Primary Goal, Capital Source, Market ZIP Codes). A complete profile helps other landlords find and connect with you. The bar disappears once you hit 100%. Basic members can fill it out now so it’s ready when they upgrade.
Can I opt out of the Member Directory?
Yes — go to your account settings and enable the directory opt-out option. When opted out, your profile won’t appear in directory searches and other members won’t see you. You can opt back in at any time. Basic, Premium, and Combo members are all visible by default unless they opt out.
Who can see my profile in the directory?
Premium and Combo members can browse and search the directory. Your profile is visible to them if you have an active Basic, Premium, or Combo membership and haven’t opted out. Advertisers and Advertiser Trial members don’t appear in the landlord directory. Your email and personal details are NOT shown — only your display name, location (ZIP codes), and investment profile fields.
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Business Directory
Browsing the Directory
What is the Business Directory?
The Business Directory is a searchable listing of service providers who work with landlords — plumbers, electricians, contractors, property managers, attorneys, pest control, and more. Search by service type and ZIP code to find providers near your properties. All members can browse. Advertisers and Combo members can list their own business.
How do I search for a service provider?
Go to Business Directory. Use the service dropdown to pick a category (plumber, electrician, HVAC, etc.), enter your ZIP code, and set a search radius. Results show providers near you with their business name, description, contact info, and distance. You can also type a keyword in the search bar to find specific businesses.
What service categories are available?
Currently 12 categories: Property Management, Plumber, Electrician, HVAC, Handyman, Roofer, General Contractor, Pest Control, Cleaning, Real Estate Attorney, Insurance, and Junk Removal. Categories can be added by the site admin as the directory grows.
How do I contact a business from the directory?
Click on any business listing to see their full details including phone number, website, and description. Some listings have a contact form that sends an inquiry directly to the business. You can also visit their website or call the number listed on their profile.
How does the ZIP code radius search work?
Enter your ZIP code and select a radius (default 25 miles). The directory uses latitude/longitude coordinates to find businesses within that distance from your ZIP. Results are sorted by relevance and distance. This way you find providers who actually serve your area, not just businesses registered anywhere in the state.
Are the businesses in the directory verified?
Businesses are submitted by Advertiser and Combo members and are reviewed before going live. However, Underground Landlord does not independently verify licenses, insurance, or quality of work. Always do your own due diligence — check reviews, ask for references, and verify licenses before hiring anyone.
Listing Your Business
How do I list my business in the directory?
You need an Advertiser or Combo membership. Go to the Advertiser Dashboard and submit a new business listing with your business name, service type, description, ZIP code, phone, website, and logo. Once submitted, your listing appears in the directory and landlords can find you by searching your service category and area.
Who can submit a business listing?
Only Advertiser and Combo members can submit business listings. Basic, Premium, and Advertiser Trial members can browse the directory but cannot submit. If you’re on Advertiser Trial, you can see how the directory works before upgrading to start listing.
Why can’t I submit a business listing?
Business listings require an Advertiser or Combo membership. If you’re on Basic, Premium, or Advertiser Trial, you’ll see the directory but the submit form is blocked. Upgrade to Advertiser to list your service business, or Combo if you want both landlord tools and advertiser features.
How do I edit or delete my business listing?
Go to the Advertiser Dashboard to see your active listings. From there you can edit your business details (name, description, contact info, service area) or delete the listing entirely. Changes take effect immediately.
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Lender & Insurance
Lender Directory
What is the Lender Directory?
The Lender Directory lists financing providers who specialize in working with rental property investors. Search by state to find lenders licensed in your area who offer investor-friendly loan products — conventional, DSCR, hard money, portfolio loans, and more. All members can browse. Advertisers and Combo can submit their lending business.
How do I find a lender for my state?
Go to the Lender Directory and select your state from the dropdown. Results show lenders licensed and available in that state, with their business name, loan types offered, specialty, experience, states served, and contact information. Click Contact to send an inquiry directly to the lender.
Insurance Directory
What is the Insurance Directory?
The Insurance Directory lists insurance providers who specialize in rental property coverage. Search by state to find providers offering landlord insurance, dwelling fire, liability, flood, umbrella, and other investor-focused policies. All members can browse. Advertisers and Combo can submit their insurance business.
Submitting a Listing
How do I submit my lending or insurance business?
You need an Advertiser or Combo membership. For lenders: go to the Lender Submission page. For insurance: go to the Insurance Provider Submission page. Fill in your business name, email, phone, website, business address, loan/insurance types offered, states served, product specialty, experience, company description, license info, and logo. Listings are reviewed before going live.
What information do I need to submit a provider listing?
Required: business name, email, city, state, and at least one loan or insurance type. Recommended: phone, website, ZIP, product specialty, experience, company description (up to 1000 chars), states served (select all states where you’re licensed), license number, license expiration date, license copy upload (PDF/JPG/PNG), and company logo. The more complete your listing, the better it performs.
What is the NMLS number on the lender form?
NMLS stands for Nationwide Multistate Licensing System. It’s the unique identifier for licensed mortgage loan originators and companies in the US. If you’re a lender, entering your NMLS number adds credibility and helps landlords verify your license. It’s optional but strongly recommended. Insurance providers don’t need it.
What happens when my license expires?
The system tracks license expiration dates automatically. You’ll receive email reminders at 60 days and 30 days before expiration. If your license expires, your listing may be flagged or removed until you update it. Keep your license current by uploading a new copy and updating the expiration date from your account.
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Advertiser
Advertiser Overview
What is the Advertiser Dashboard?
The Advertiser Dashboard is your home base for managing all your business listings across Underground Landlord. From here you can submit and manage Business Directory listings, Lender Directory listings, and Insurance Directory listings. Track your active listings and update them anytime. Advertiser and Combo members only.
What can I list as an Advertiser?
Three directories: 1) Business Directory — list your service business (plumber, contractor, property manager, attorney, etc.) for landlords to find by ZIP code. 2) Lender Directory — list your lending business for landlords searching by state. 3) Insurance Directory — list your insurance services for property owners. Combo members can list in all three plus use all landlord tools.
What is the difference between Advertiser and Combo?
Advertiser gives you access to submit business, lender, and insurance listings but does NOT include landlord tools like property management, unlimited tenant searches, forums, or the member directory. Combo includes everything — all advertiser features PLUS all Premium landlord features. If you’re a service provider who also owns rentals, Combo is the way to go.
Getting Started as Advertiser
What should I do first as an Advertiser?
Three steps: 1) Go to your Advertiser Dashboard. 2) Submit your first listing — pick Business Directory if you’re a local service provider, Lender Directory if you’re a lender, or Insurance Directory if you’re an insurance provider. 3) Fill in your listing completely — businesses with logos, descriptions, and complete contact info get more inquiries.
How do landlords find my listing?
Landlords search directories by service type, state, or ZIP code with radius. Your listing appears in results when it matches their search criteria. To maximize visibility: select all states you serve, write a clear description with relevant keywords, upload a professional logo, and keep your license info current. The more complete your listing, the higher it ranks.
How many listings can I create?
Advertiser and Combo members can create unlimited listings across all three directories. You can list the same business in the Business Directory and the Lender or Insurance Directory if it applies. Each listing is separate so you can tailor the description and service details for each directory.
Advertiser Trial
I’m on Advertiser Trial — what can I do?
Advertiser Trial lets you browse all three directories (Business, Lender, Insurance) and see how they work, but you cannot submit any listings. It’s a preview so you can decide if upgrading to full Advertiser or Combo is right for your business. You’ll see the submission forms but they’ll be blocked at the backend.
How do I upgrade from Advertiser Trial?
Go to Membership Levels and choose Advertiser (if you just want listing access) or Combo (if you also want landlord tools). Your account upgrades instantly and you can start submitting listings right away. No data is lost during the upgrade.
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Account & Billing
Profile & Settings
How do I update my profile information?
Go to My Account → Profile. From there you can update your display name, email address, investment profile fields (rental focus, units owned, strategy, management style, primary goal, capital source, market ZIP codes), and your avatar. Changes save immediately. Your email address is used for login and all notifications.
How do I change my password?
Go to My Account → Profile and scroll to the password section. Enter your current password and your new password twice to confirm. Click Save Changes. If you forgot your password, use the Lost Password link on the login page to reset it via email.
What are the investment profile fields for?
The investment profile fields (Rental Focus, Units Owned, Investment Strategy, Management Style, Primary Goal, Capital Source, Market ZIP Codes) power the Member Directory. Other landlords can search and filter by these fields to find investors with similar profiles. Fill them all out to maximize your visibility. These fields don’t affect your account access or features.
Membership & Billing
How do I view my current membership level?
Go to My Account → Membership. You’ll see your current plan name, status (active or expired), next billing date, and payment amount. You can also see a link to upgrade or change your plan from this page.
How do I update my payment method?
Go to My Account → Membership and look for the billing or payment section. You can update your credit card or payment method there. If your card on file expires or is declined, you’ll receive an email notification to update it before your membership lapses.
Can I cancel my membership?
Yes — go to My Account → Membership and click Cancel. Your access continues until the end of your current billing period. After cancellation, your account reverts to Basic (free). All your data stays — properties, tenants, repairs, payment history, and saved deals are preserved. You can re-upgrade anytime to regain full access.
What happens to my data if I downgrade or cancel?
Your data is never deleted. If you cancel Premium and revert to Basic, your properties, tenants, repairs, payment history, and saved deals all stay. You just lose access to Premium features like the Portfolio Dashboard, P&L Reports, and unlimited searches. If you had more than 2 properties, you can still see them but can’t add new ones until you re-upgrade.
Switching Plans
Can I switch from Premium to Combo (or vice versa)?
Yes — go to Membership Levels and select the plan you want to switch to. The system prorates the difference. Switching from Premium to Combo adds advertiser features instantly. Switching from Combo to Premium removes advertiser access but keeps all landlord features. Your data stays intact either way.
Can I switch from Advertiser to Premium?
Yes, but they’re different products. Advertiser gives you directory listing access. Premium gives you landlord tools. If you need both, choose Combo. Go to Membership Levels to see all options and switch. Your existing data and listings are preserved regardless of which plan you pick.
Is there a free trial for Premium or Combo?
Basic is your free trial — it gives you access to most features with limits so you can see how the platform works. When you’re ready for unlimited access, upgrade to Premium or Combo. There’s no separate trial period for paid plans, but Basic lets you try the core tools at no cost.
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Tenant Management
Adding & Editing Tenants
How do I add a tenant to a property?
Go to My Rental Houses, click on the property, then click Add Tenant. Enter the tenant’s name, contact info, lease start date, and lease end date. You can also add notes and references. The tenant is linked to that specific property and appears in your tenant management section.
How do I edit a tenant’s information?
Go to the property page, find the tenant in the Tenant Management section, and click Edit. You can update their name, contact info, lease dates, and notes. Changes save immediately. If a tenant renews their lease, update the lease end date to reflect the new term.
Can I have multiple tenants on one property?
Yes — you can add as many tenants as needed per property. This is useful for duplexes, multi-units, or properties with roommate situations. Each tenant has their own record with separate lease dates and contact info. The property page shows all current and archived tenants.
Archiving & History
How do I archive a tenant when they move out?
Go to the property page, find the tenant, and click Archive. This moves them from your active tenant list to the archived section. Archived tenants stay on record so you have a complete history of who lived at the property. You can view archived tenants anytime from the property page.
Can I see a history of all past tenants for a property?
Yes — the property page shows both current and archived tenants. Current tenants appear at the top, archived tenants are listed below. This gives you a complete rental history for every property including lease dates, notes, and any issues. The counter shows how many are current vs archived.
Lease Tracking
How does lease tracking work?
When you add a tenant, enter their lease start and end dates. The system tracks lease expiration and shows it on the property page and Portfolio Dashboard. This helps you plan ahead for lease renewals, turnover, and relisting. Set a Relisting Due date on the property to get an email reminder before the lease ends.
Do tenants have their own login or access to the site?
No — tenants do not have accounts on Underground Landlord. Tenant records are managed by you as the landlord. The tenant management system is for your internal tracking only. Tenants cannot see their records, your notes, or any other property information on the platform.
What happens to tenant records if I delete a property?
Deleting a property permanently removes ALL associated data — including every tenant record, payment history, and repair log tied to that property. This cannot be undone. If you want to keep the history, archive tenants first and consider keeping the property marked as vacant instead of deleting it.
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Repair Tracking
Logging Repairs
How do I log a repair on a property?
Go to My Rental Houses, click on the property, then click Add Repair. Select the repair type from the dropdown, enter a description of the work, the cost, the date, and optionally add contractor name and notes. Click Save. The repair appears in the property’s repair history and is included in your P&L Reports. Premium and Combo only.
What repair categories are available?
11 categories: Plumbing, Electrical, HVAC, Roofing, Appliance, Flooring, Painting, Landscaping, Pest Control, General Maintenance, and Other. Select the one that best fits the repair. If none match, use Other and add details in the description. The category helps organize your repair history and expense reports.
Can I edit or delete a repair record?
Yes — go to the property page, find the repair in the repair history, and click Edit or Delete. Editing lets you update the type, cost, description, or contractor info. Deleting permanently removes the record. Edit is recommended over delete so you keep an accurate paper trail for tax time.
Tracking & Reporting
How do repairs show up in my P&L Reports?
Repair costs are automatically included in your P&L Reports under the Repairs expense category. When you run a report for a specific property or date range, all logged repairs within that period appear in the expense breakdown. This gives you an accurate picture of total property expenses including maintenance.
Can I see all repairs across my entire portfolio?
Yes — the Portfolio Dashboard shows repair summaries across all your properties. You can also run a P&L Report for your entire portfolio to see total repair costs. For individual property repair history, go to that property’s page and scroll to the repair section.
Should I track small repairs too?
Yes — even small repairs add up. A $50 faucet repair, a $75 lock replacement, and a $200 drain cleaning quickly become $325 in maintenance costs that affect your cash flow. Tracking everything gives you accurate expense totals for tax deductions and helps you identify properties that cost more to maintain than they’re worth.
Can I add contractor information to a repair?
Yes — when logging a repair, there’s a field for contractor name and notes. Use it to record who did the work, their contact info, and any warranty details. Over time this builds a record of which contractors you’ve used on each property — useful for callbacks, referrals, and tracking who to hire again (or avoid).
Why can’t I access repair tracking?
Repair tracking is a Premium and Combo feature. Basic members can track rent payments and basic property details but cannot log individual repairs. Upgrade to Premium to unlock repair tracking, P&L Reports, Portfolio Dashboard, and all other advanced property management tools.
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Deal Compare
Using Compare
What is Deal Compare?
Deal Compare lets you stack up to 5 properties side-by-side to see which deal performs best. It compares cash flow, ROI, cap rate, deal rating, and total investment across all properties in a single view. Instead of analyzing deals one at a time, you see them all at once. Premium and Combo only.
How do I add properties to Compare?
Run a deal through the Deal Estimator first, then click Add to Compare. Repeat for up to 5 properties. Once you have multiple properties added, click Compare Deals to see them side-by-side. You can also add saved deals from your deal history directly to the comparison.
What metrics does Compare show?
The comparison table shows: purchase price, monthly rent, monthly cash flow, annual cash flow, cash-on-cash ROI, cap rate, total investment, deal rating, and a ranking indicator highlighting the best performer in each category. Green highlights the winner, making it easy to spot the strongest deal at a glance.
Can I compare properties from different states?
Yes — Compare works with any properties regardless of location. This is useful for out-of-state investors evaluating deals in multiple markets. The financial metrics (cash flow, ROI, cap rate) make it easy to compare apples to apples even when properties are in completely different areas.
How many properties can I compare at once?
Up to 5 properties at a time. If you want to compare more, remove one from the comparison and add a different one. Five is the sweet spot — enough to evaluate multiple options without the table becoming overwhelming.
Do I need to save a deal before comparing?
No — you can add a deal to Compare directly from the Deal Estimator results without saving it first. However, saving deals lets you come back later and add them to comparisons without re-entering all the numbers. For serious analysis, save your deals and then build your comparison from saved results.
Why can’t I access Deal Compare?
Deal Compare is a Premium and Combo feature. Basic members can use the regular Deal Estimator calculator for individual deals but cannot compare multiple deals side-by-side. Upgrade to Premium to unlock Compare along with the Portfolio Dashboard, P&L Reports, and other advanced tools.
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Report Settings & Emails
Automated Reports
What are automated email reports?
Premium and Combo members can receive automatic P&L report summaries by email. Configure the frequency (monthly, quarterly, or yearly) and the system emails you a summary of your portfolio’s financial performance on schedule. No need to log in and run reports manually — the numbers come to your inbox.
How do I set up email reports?
Go to Report Settings from the Portfolio Dashboard or your property management area. Choose your email frequency: monthly (sent on the 1st), quarterly (sent after each quarter ends), or yearly (sent in January). Select whether you want reports for individual properties or your entire portfolio. Click Save and you’re set.
What’s included in the email report?
Each email report includes: total rent collected, total expenses, net income, expense breakdown by category (mortgage, taxes, insurance, repairs), vacancy summary, and cash flow trends compared to the previous period. It’s a snapshot of how your portfolio performed without needing to log in and run numbers.
Can I change the email report frequency?
Yes — go to Report Settings anytime and change from monthly to quarterly, yearly, or turn them off entirely. Changes take effect for the next scheduled report. You can also run manual reports from the P&L Reports page whenever you want — email reports are just the automated version.
Can I get reports for just one property instead of my whole portfolio?
Yes — in Report Settings, you can choose between receiving a portfolio-wide summary or individual reports per property. Per-property reports are useful if you have one property that’s underperforming and you want to track it closely. You can also select specific properties to include or exclude.
Why am I not receiving email reports?
Check these things: 1) Make sure email reports are turned on in Report Settings. 2) Check your spam/junk folder — report emails come from Underground Landlord. 3) Verify your email address is correct in your account profile. 4) Email reports require Premium or Combo — Basic members don’t have access. 5) Reports are sent on schedule (1st of the month, end of quarter, or January for yearly) so check that the timing is right.
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Messaging
Direct Messages
How does messaging work on Underground Landlord?
Messaging lets Premium and Combo members send private messages to other members. Start a conversation from the Member Directory by clicking a member’s profile and selecting Message. Messages stay on the platform — both sides can read and reply from their Messages inbox. It’s landlord-to-landlord communication without sharing personal email addresses.
Where do I find my messages?
Click Messages on your homepage or go to /messages/ directly. Your inbox shows all conversations sorted by most recent. Unread messages are highlighted. Click any conversation to read the full thread and reply. You’ll also see a notification indicator when you have new messages.
Can I message someone who isn’t in the Member Directory?
Messaging is tied to the Member Directory — you start conversations from member profiles. If someone has opted out of the directory or doesn’t have a Premium/Combo membership, you won’t see them in the directory and can’t start a message. You can still interact with them through Forums and Groups if they have access.
Do I get email notifications for new messages?
Yes — when another member sends you a message, you receive an email notification at your registered email address. The email includes a preview of the message and a link to reply on the site. Check your spam folder if you’re not seeing notifications. You can manage notification preferences from your account settings.
Can I delete a conversation?
Yes — you can delete conversations from your inbox. Deleting removes the conversation from your view only — the other person still has their copy. This is useful for cleaning up your inbox after a conversation has run its course. Deleted conversations cannot be recovered.
Why can’t I send messages?
Messaging requires a Premium or Combo membership. Basic and Advertiser members cannot send or receive direct messages. If you’re on Basic and want to connect with other landlords, upgrade to Premium to unlock messaging, the Member Directory, forums, and groups.
Underground Landlord — 207 FAQs across 17 sections