Total Management Pricing, Features, Reviews & Comparison of Alternatives

Total Management

Web-based property management software

4.23/5 (89 reviews)

Total Management overview

Total Management is a web-based property management software that offers SMBs a single and centralized platform from which to manage all residential, commercial and student housing property processes. Incorporating online rent payments, work order tracking and customizable common area maintenance (CAM) and settings as well as tenant screening and self-service tenant portal, Total Management aims to provide users with a complete property management solution.

With Total Management, users can screen prospective tenants, view late rent payments, create letters and handle move-outs easily. Users can also control payment entries, security deposits and work orders alongside CAM and tax reconciliation operations. Total Management supports online marketing by enabling users to sync property listings across some of the largest networks in the real estate industry automatically.

Total Management includes a tenant portal where tenants can pay rent online, submit work orders and reserve amenities quickly and effectively. Moreover, Total Management facilitates budgeting, duplicate invoice catching and reporting with a complete property management accounting center. Further to accounting services and tenant communications, Total management equips users with unlimited training, onboarding assistance and technical support via email or live chat.


Starting from
Pricing options
Value for money
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Business size



United States, Canada

Supported languages

Total Management screenshot: Input and maintain lease information Total Management   Web based property management software  amp; accounting softwareTotal Management screenshot: Generate reports on different categoriesTotal Management screenshot: Manage deposits, bills and checks with the Accounting CenterTotal Management screenshot: Avoid duplicate invoices

Total Management reviews

Value for money
Ease of use
Customer support
Inga Able

Decent overall management software, great value and outstanding customer support.

Used daily for less than 6 months
Reviewed 2017-01-19
Review Source: Capterra

It is hard to find a property management software that can handle commercial business parks and doesn't break the bank. TM isn't perfect. So many little things I wish they had done differently to make it more user friendly. But we only manage 100 units in 8 entities, we are mainly an investment and development firm. So we can't afford spending $ getting set up with Yardi Voyager or MRI, not to mention the outrageous monthly costs. And we do know people who just did spend the $ and absolutely hate their system. So getting set up with TM doesn't break the bank and it is a month-to-month contract. The software can do everything we need it to. It can handle accounting, property management, CAM (also more complex CAM) and it can truly handle those separate entities. Now, it doesn't look pretty. Sure I wish it was looking a little more like Appfolio. It looks old school and the reports look blank and aren't customizable. But it can do a lot more than Appfolio for a commercial user, and the numbers are all there. Their CAM setup makes me want to pull my hair out. But at least it can handle it, and you only have to set up CAM once, then you can track it every month/year, however you do it. The tenant online portal looks old school and blank too. But hey, it works. Now, the payment processor they work with is RentPayment (Yapstone), and it is nice that the online payments get just show up in the system. But boy, Yapstone customer support blows. And they charge fees for ACH/eCheck payments, not just for credit/debit card payments. I know other rent payment processors who don't charge on ACH payments, which is nice for tenants. The Total Management customer support on the other hand is AWESOME. I have NEVER dealt with a company that had this kind of customer support. EVER. You get free trainings via to help you get set up and their trainers are great. I would have been totally lost without them. If the system has a glitch (which really doesn't happen a lot) you email customer support and they fix it. Although half the "glitches" I thought I found turn out to be user errors - oops. The more you get used to the software the less you have issues. I have used it for 1.5 months now and it really isn't bad to get into. Now, the data import was tough. You can use their import sheets for the basics, but you still need to manually set up late fees, rent increases, lease data. But thats the same with every new software. Overall, really good value.

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Sandi Brunson

A Great Property Management Tool

Used daily for 2+ years
Reviewed 2017-01-19
Review Source: Capterra

Our company has been using the Total Management software for nearly three years. What a difference it has made. I handle mostly the financial aspect of the property management business. I've had a couple of issues, but the support staff is top-notch. They respond quickly and work with you until the issue is resolved. I can't say enough good things about how complete and detailed the software is and how user friendly it is! I can highly recommend this software to any property management company that's looking to make life easier, yet have access to a wealth of information regarding all aspects of their company.

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Doug Marek

Total Management Completely Changes Our Company

Used daily for 1-2 years
Reviewed 2017-01-19
Review Source: Capterra

We used to administer our property management using several different programs by several different people. As a result different programs had conflicting information. By switching to Total Management, everyone has the same information. Also information that we provide to lenders now looks professional and consistent. Total Management has improved our profitability by giving us information that we never had before, and increases our collections. Total Management is not that expensive. If your company is trying to manage its properties by using QuickBooks, you are making a big mistake if you don't switch to Total Management.

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Will Nelson

Satisfied User

Used daily for 1-2 years
Reviewed 2017-01-24
Review Source: Capterra

There is a learning curve with all new software so it took some time to get used to Total Management. We are overall satisfied but I will share some challenges we've experienced. 1) We can only email customer support and not pick up the phone and call and speak with someone immediately. However, when we've emailed problems to customer support, we immediately got a response and an answer to our question. 2) We've been working with customer support to automatically calculate our monthly management fee, which is between 4-5% of the gross collections on each property; however, this problem is still outstanding and we've given up. We cannot get the system to automatically calculate the monthly management fee. 3) Total Management should have a budget feature in the software program. Sophisticated owners require a detailed budget, YTD actuals, etc. We are using the TM budget Excel spread sheet but it would be helpful to have everything included in the software and not have to copy and paste into Excel.

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Eric Miller

If you're looking to simply your rentals total management is the way to go!

Used daily for 2+ years
Reviewed 2017-01-19
Review Source: Capterra

We been using total management for about 3 years now and it has made such a positive impact for us. It simplified so many things for us. From the fact that no matter where I go I can log into a computer and get contact info on a tenant, to logging in an issue with them. Plus the simple process if a tenant is late can just hit a couple buttons and prints out a late notice. I searched for couple months to try to find a company that was able to meet our needs and I am glad I gave them a try!

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Total Management pricing

Starting from
Pricing options
Free trial
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To receive accurate pricing information, contact Total Management directly.

Total Management features

Accounting Management
Activity Dashboard
Activity Tracking
Automatic Notifications
Contact Database
Document Storage
Expense Tracking
Maintenance Scheduling
Reporting & Statistics
Search Functionality
Self Service Portal

API (27 other apps)
Automatic Reminders (29 other apps)
Client Portal (33 other apps)
Contact Management (32 other apps)
Electronic Payments (34 other apps)
Email Notifications (33 other apps)
Task Management (29 other apps)
Template Management (32 other apps)
Third Party Integration (29 other apps)

Additional information for Total Management

Key features of Total Management

  • Insurance management
  • Lease management
  • Sublease management
  • Billing & invoicing
  • Contact management
  • Document management
  • Expense management
  • Landlord database
  • Late fee calculation
  • Automatic notifications
  • Maintenance scheduling
  • Property search
  • Rent tracking
  • Tax management
  • Tenant database
  • Tenant self service
  • Manager self service
  • Tenant tracking
  • Vacancy tracking
  • Payment processing
  • Portfolio management
  • Work order management
  • Tax reconciliation
  • Accounting management
  • Tenant screening
  • Letter generation
  • Ad hoc reporting
  • Reporting & statistics
  • Data migration
  • Financial management
  • Financial analysis
  • Activity dashboard
  • Communication management
  • Electronic submission
  • Budget control
  • Vendor management
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Total Management includes a complete accounting system, enabling users to manage security deposits, not sufficient funds (NSF) checks, tenant work order charges and CAM and tax reconciliations accurately and efficiently.

Total Management operates as a cloud-based service, affording users the flexibility to access property information from any location.

Users can navigate multiple screens in a single web-browser without the use of tabs, allowing users to multitask easily.

Total Management employs a self-service tenant portal which allows tenants to submit work orders and payments conveniently online.

Total Management facilitates tenant screening by checking the credit, eviction or criminal background of prospective tenants.