The short version
Goodlord and Proplio look adjacent but solve different problems. Goodlord is a tenancy onboarding platform — referencing, e-signing, rent collection, insurance, with compliance surfaced as a feature alongside everything else. Proplio is a compliance platform that does not do onboarding, referencing, or rent collection.
If the operational pain point is getting a prospect from enquiry to signed AST with a referenced tenant and protected deposit, Goodlord wins outright. Proplio does not compete in that lane. If the pain point is compliance oversight — the EICR you are not sure has been done, the HMO renewal you might have missed, the council inspector turning up next week — Proplio is the deeper tool and is materially cheaper.
A lot of agencies run both, and the combined monthly cost is usually lower than upgrading Goodlord's tier to deepen the compliance module. This is the honest 1:1 comparison. We make Proplio, so we are biased — we have tried to be fair about where Goodlord wins.
What each product is actually for
Goodlord was built around the move-in workflow. The prospect applies, the platform runs referencing, the tenant e-signs the AST on their phone, the deposit lands in protection, and rent starts collecting. Insurance, utilities, and right-to-rent checks plug into the same flow. Compliance Insights and document storage were added later, ride alongside the core, and are competent — they are not the part of the product the company is shaped around.
Proplio was built around the compliance lifecycle. A property has a list of compliance items. Each item has an expiry date. As that date approaches, reminders fire at 90, 60, 30, 14, and 7 days. When an inspector or landlord asks for evidence, you generate a one-click PDF compliance pack. The portfolio dashboard tells you which properties are red, amber, or green. There is no referencing, no e-signing, no rent collection, no insurance.
Choose based on which spine fits your operational reality. If your team spends more time moving prospects through the funnel than chasing certificates, Goodlord. If it is the other way around, Proplio. If both are real, run both — that is the most common ending.
Compliance, head to head
Both tools surface gas safety, EICR, and EPC status with expiry alerts. The differences show up at the edges, which is where compliance actually bites you.
Compliance type coverage. Proplio ships with twelve UK compliance types as defaults — Gas Safety, EICR, EPC, Legionella, Smoke and CO, Right to Rent, HMO Licence, Selective Licence, PAT Testing, Fire Safety, PRS Database, and PRS Ombudsman — plus the ability to define custom types per agency for anything else you track. Goodlord covers the core certificates well, but agents commonly report having to track selective licensing conditions, PAT renewals, legionella reviews, and PRS Database / Ombudsman registrations outside the platform. Both tools evolve their coverage; check current Goodlord coverage against your specific portfolio mix when evaluating.
Portfolio-wide dashboard. Proplio's home screen is the entire portfolio in one view, every property colour-coded by RAG status. You see at a glance which properties are red (overdue), amber (expiring within 60 days), green (compliant), or grey (not applicable). Goodlord's Compliance Insights view exists and is portfolio-aware, but the home screen of the product is naturally referencing- and onboarding-led. The compliance overview is one tab among many, not the thing the dashboard is built around.
Reminder ladder. Proplio's reminder ladder is 90, 60, 30, 14, and 7 days before expiry, configurable per agency in settings. The 90-day lead time is the one that matters most — it gives you time to book a Gas Safe engineer or an EPC assessor before there is any pressure on the date. Goodlord sends compliance reminders too; the configurability and the early-warning lead time are the part to compare on a demo.
Audit-ready PDF report. Proplio generates a single PDF compliance pack per property in one click — every certificate bundled, full audit trail of who did what and when, unique verification ID. That is a defensible artefact you can hand straight to a council enforcement officer, a trading standards inspector, or attach to an insurance renewal. Goodlord stores documents and can produce certificate views, but assembling a one-click verifiable audit pack typically means downloading certificates and combining them. For agents whose council relationship matters, the one-click PDF is the practical difference.
Landlord-facing visibility. Proplio offers a read-only share link per landlord — they see their own properties' compliance status without needing a login. No more emailing PDFs every quarter. Goodlord's landlord-facing visibility is more focused on tenancy and rent updates than on a standalone compliance dashboard.
Contractor management. Proplio's contractor module is specifically for compliance contractors — gas engineers, electricians, EPC assessors, legionella assessors — with one-click renewal emails carrying property details pre-filled. Goodlord does not really play in this lane; contractors for certificate renewals are typically managed outside the platform.
Tenancy onboarding
Goodlord wins. Proplio does not compete here.
If your team's biggest daily friction is moving prospects through referencing, getting an AST signed, protecting a deposit, and starting rent collection without anything falling through a crack, you need a tenancy onboarding platform. Goodlord's referencing flow is fast, the e-sign experience is well-built, and the rent collection and insurance modules are real products in their own right. There is no honest version of this comparison where Proplio is the answer for tenancy onboarding.
This is why "Proplio vs Goodlord" is rarely the right question. The right question is "what tool runs which part of my operation, and what does the combined cost look like".
Pricing
Proplio: £29/month flat, unlimited properties, unlimited team, monthly or annual. No per-unit pricing, no feature tiers, no charges for adding users or properties.
Goodlord: quote-based, typically priced per tenancy or per managed unit. Public pricing is not published, but agencies running 100 lettings units commonly report £200–£500/month for Goodlord depending on which modules (referencing, rent protection, insurance, compliance) are bundled. The figure scales with portfolio and with the module mix.
The realistic monthly cost picture at three portfolio sizes:
| Portfolio | Proplio | Goodlord (typical) |
|---|---|---|
| 50 units | £29 | £100–£250 |
| 100 units | £29 | £200–£500 |
| 250 units | £29 | £450–£1,000+ |
Two honest caveats. First, you are not buying the same product — Goodlord's price covers a tenancy onboarding platform plus a set of optional modules, Proplio's covers compliance only. The straight per-pound comparison is misleading. Second, Goodlord prices vary heavily with module mix and contract length; the bands above are typical reports, not quotes — get one sized to your portfolio and your module needs.
Where the price comparison genuinely matters is when an agent is carrying a higher Goodlord tier mostly to get the compliance module rather than the onboarding core. In that scenario, the maths is straightforward: a leaner Goodlord tier plus a dedicated compliance tool at £29/month is materially cheaper than paying up for compliance you do not really get.
Switching from Goodlord's compliance view to Proplio
An afternoon for most agencies. The flow:
- 1Export your compliance register from Goodlord as CSV — property address, compliance type, last done date, expiry date, contractor.
- 2Map the columns to Proplio's import template.
- 3Upload. The full portfolio loads in minutes.
- 4Upload existing certificate PDFs against each compliance item. Optional but worth doing for the audit pack.
- 5Reminders start firing automatically. No manual setup of individual deadlines.
The two systems do not need to integrate. Compliance lives in Proplio from that point onwards; if you are keeping Goodlord for onboarding, Goodlord continues to handle onboarding without touching the compliance system of record.
Side-by-side
| Feature | Proplio | Goodlord |
|---|---|---|
| Built around compliance | Yes (only thing it does) | No (onboarding-first; compliance is a feature) |
| Portfolio-wide RAG dashboard | Yes (home screen) | Limited (a tab, not the spine) |
| All UK compliance types out of box | 12 defaults + custom types | Core certificates; check coverage on demo |
| Reminder ladder | 90/60/30/14/7 days, configurable | Yes |
| Audit-ready PDF compliance pack | Yes (one click, verification ID) | No (assemble manually) |
| Landlord read-only share links | Yes | Limited |
| Contractor management | Compliance contractors, one-click renewal emails | Not core to the product |
| Tenant referencing | No | Yes (strong) |
| E-signed AST / move-in flow | No | Yes (strong) |
| Rent collection | No | Yes |
| Tenant / landlord insurance | No | Yes |
| Pricing model | Flat £29/month, unlimited properties | Per tenancy / module, quote-based |
| Typical monthly cost (100 units) | £29 | £200–£500 |
| Best for | Compliance-led agencies; second tool alongside an onboarding platform | Agencies whose biggest pain is tenancy onboarding |
Which to choose
Choose Proplio if:
- Compliance oversight is the operational risk that keeps you up at night
- You want a flat monthly cost that does not grow with your portfolio
- You need the audit-ready PDF pack for council inspections, trading standards visits, or insurance renewals
- You already have a tenancy onboarding solution (or do not need one)
- You want twelve UK compliance types covered out of the box, not just the headline three
Choose Goodlord if:
- Tenancy onboarding, referencing, and rent collection are your biggest daily friction
- You want a polished e-sign and move-in experience for tenants
- You need rent protection, deposit replacement, or tenant insurance as bundled modules
- You are willing to accept "good enough" compliance as part of an onboarding-led platform
Run both if:
- Onboarding and compliance are both real pain points (this is most agencies above 50 units)
- You are currently carrying Goodlord's higher tier mostly to access compliance — a leaner Goodlord tier plus Proplio is often the better economics
For the broader landscape and how this fits against spreadsheets and full property-management platforms, see the compliance software comparison. For the head-to-head with the other big platform in this space, see Proplio vs Fixflo. For the breakpoint where any tool starts paying for itself, see the spreadsheet-to-software switch guide.
Running both
The combined stack looks like this:
- Goodlord for tenancy onboarding, referencing, e-sign, deposit protection, rent collection, optional insurance
- Proplio for the compliance system of record — every certificate, every expiry, every audit trail, every landlord share link
The two do not need to integrate. Tenancy data lives in Goodlord. Compliance data lives in Proplio. The agency-side workflows touch each tool for the part it owns. The combined monthly cost at most portfolio sizes is lower than upgrading Goodlord's tier to deepen the compliance module — and you get a better compliance tool at the same time.
The objection here is "another tab open". That is real. The counter is that the cost of a missed compliance deadline — up to £30,000 for an EICR breach, up to £30,000 per HMO licence, up to £20,000 per Right to Rent failure — makes the cognitive cost of a second tab cheap. See the full landlord fines guide for the penalty regime in 2026.
Key takeaways
- Goodlord is a tenancy onboarding platform with compliance as a feature. Proplio is a compliance platform that does not do onboarding. They overlap on one module, not on the whole product.
- For onboarding, referencing, and rent collection, Goodlord wins outright. For compliance depth — twelve UK types, configurable reminder ladder, one-click audit PDF, portfolio-wide RAG dashboard, landlord share links — Proplio wins.
- Pricing diverges with portfolio size. Proplio is £29/month flat; Goodlord scales per tenancy and per module and is meaningfully more at 100+ units.
- Most agencies above 50 units end up running both. The combined cost is usually lower than upgrading Goodlord's tier to expand the compliance module, and you get a stronger compliance tool either way.
- The right question is not "Proplio or Goodlord". It is "which tool runs which workflow, and what is the combined cost".
This article reflects our honest read of the Proplio vs Goodlord comparison as of May 2026. Proplio is our product. Pricing figures for Goodlord are typical bands reported by agencies — always get a quote sized to your portfolio and module mix.