Proplio vs Street.co.uk for Letting Agent Compliance: An Honest 2026 Comparison

The short version

Street.co.uk and Proplio are at opposite ends of the same market. Street is a full estate agency CRM — sales pipeline, lettings, property management, maintenance, client accounting, branded portals and apps, and a heavy layer of AI automation — with lettings compliance as a feature inside the Property Management module. Proplio is a compliance platform that does none of the rest.

If the operational goal is running an entire agency — sales and lettings — on one modern system, Street wins outright. Proplio does not compete in that lane, and Street is genuinely good at it: slick UX, well-reviewed, and freshly backed by a July 2026 growth investment from Hg at a valuation above £200m, so it is being built harder, not wound down. 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 goes deeper on that one job, produces the audit artefacts, and costs a flat £29/month against a platform whose reported entry point is around £500+VAT/month.

Plenty of agencies will sensibly run both. This is the honest 1:1 comparison. We make Proplio, so we are biased — we have tried to be fair about where Street wins, and clear about which claims we could and could not verify from public information.

What each product is actually for

Street.co.uk was built as an agency operating system. Developed by Street Group — founded in 2015, and also the maker of the prospecting platform Spectre — it spans sales CRM, lettings CRM, property management, maintenance with tenant self-service, client accounting, and branded portals and apps for vendors, buyers, landlords and tenants. Its AI layer — photo editing, call handling, property onboarding, document extraction — is a real differentiator, not marketing garnish. Compliance lives inside the Property Management module: certificates stored against property records, automatic alerts when one is missing or due to expire, and contractor compliance checks before a job is assigned.

Proplio was built around the compliance lifecycle and nothing else. 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 sales pipeline, no rent collection, no client accounting, no tenancy management, no maintenance ticketing.

Choose based on which problem you are actually buying software for. If you are choosing an operating system for the whole agency, Street belongs on the shortlist and Proplio does not. If you need a compliance register that chases you and produces defensible evidence, buying an entire agency CRM to get one is the expensive way to do it.

Compliance, head to head

Street's compliance feature set, from its own materials: certificate storage against property records; automatic alerts whenever a certificate is missing or due to expire, for new and existing rental properties, with electrical, gas, and EPC named and an unspecified "and more"; Street AI extracting, filing and expiry-tracking uploaded certificates and invoices; and contractor compliance documents tracked with expiry alerts, with compliance checks run before a contractor is assigned a job, creating an audit trail. That is a competent core. The comparison gets interesting at the edges, which is where compliance actually bites you. See the full compliance checklist for the obligations any tracker has to cover.

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 custom types per agency. Street's public materials name three certificate types plus contractor documents, with "and more" doing a lot of work. That does not mean the rest is absent — it means it is unpublicised, and at the time of writing we could not verify coverage of legionella reviews, Right to Rent follow-ups, HMO-only licence logic, or PRS Database and ombudsman registrations. If those are live obligations in your portfolio, make them the first question on the demo.

Automatic document extraction. Street wins this one, plainly. Upload a certificate and Street AI extracts the details and sets the expiry — no manual data entry. In Proplio you enter the expiry date yourself when you log a certificate. It is a few seconds per document, but across a large intake Street's approach is genuinely less work, and it is the kind of polish the platform is known for.

Portfolio-wide dashboard. Proplio's home screen is the entire portfolio in one view, every property colour-coded by RAG status — red (overdue), amber (expiring within 60 days), green (compliant), grey (not applicable). Street alerts per certificate, including when one is missing, but we found no published evidence of a portfolio-wide compliance RAG view as the product's centrepiece — in a platform whose home turf is sales and lettings workflow, compliance is one concern among many. Check what the most-watched screen of your working day would actually show.

Reminder ladder. Proplio's reminder ladder is 90, 60, 30, 14, and 7 days before expiry, configurable per agency. The 90-day lead time is the one that matters — it gives you time to book a Gas Safe engineer or an electrician before there is any pressure on the date. Street raises automatic expiry alerts; how far ahead they fire and how configurable they are is not published, so compare that on the 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 for a council enforcement officer, a trading standards inspector, or an insurance renewal. Street stores every contractor certificate against its record and its contractor checks create an audit trail, but a one-click, verifiable per-property compliance pack is not something its public materials describe. If your council relationship matters, this artefact is the practical difference.

Landlord-facing visibility. Street has branded landlord portals and apps covering the full management relationship — statements, maintenance, tenancy — which is broader than anything Proplio does. Proplio's version is narrower and faster: a read-only share link per landlord showing their properties' compliance status, no login required. A compliance-specific view inside Street's landlord portal is not publicly documented; the broader portal may well serve the same need, so weigh which shape your landlords actually want.

Contractor management. Both are real here, differently. Street tracks contractor compliance documents with expiry alerts and — a genuinely good design — runs compliance checks before a contractor can be assigned a job, then flows the job through maintenance and billing. Proplio's contractor module is narrower: compliance contractors (gas engineers, electricians, EPC assessors, legionella assessors) with one-click renewal emails carrying property details pre-filled. If you want contractor compliance wired into a maintenance workflow, Street's is the deeper implementation.

The whole-agency platform

Street wins. Proplio does not compete here.

If you are choosing software to run an estate and lettings agency — sales progression, lettings workflow, property management, maintenance with tenant self-service, client accounting, branded apps for every party, AI handling calls and photo editing and onboarding — Street is one of the most modern options in the UK market, with a strong UX reputation and serious funding behind its roadmap. When a gas safety certificate expires in Street, the same platform holds the contractor, gates the job on that contractor's compliance, tracks the resulting work, and bills it through client accounting. A dedicated compliance tool can remind and evidence; it cannot close that loop. That is a real advantage of the all-in-one and we are not going to pretend otherwise.

This is why "Proplio vs Street" is rarely the right question. The right question is what you are actually shopping for: an agency operating system, or a compliance register. They cost two orders of magnitude apart, and only one of them is a migration project.

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.

Street.co.uk: no published figures. Street's own site describes a usage-based model — built on listing volume and product mix rather than per-seat charges — but the path to a number ends at "Book My Demo" and a tailored quote. Third-party supplier listings (as of August 2026) describe pricing of £6+VAT per active property plus £2.20+VAT per tenancy per month, with a minimum monthly fee of around £500+VAT and unlimited users included; other third-party software directories quote the same per-property rate with a lower minimum of around £300+VAT. The figures conflict, and none are confirmed by Street, so treat everything below as indicative arithmetic on unverified third-party rates — not a quote.

Two honest caveats, bigger than usual. First, you are emphatically not buying the same product — Street's price covers an entire agency platform for sales and lettings; Proplio's covers compliance only, and no straight per-pound comparison survives that. Second, because Street publishes no figures, the only reliable number is the one on your own quote — get one, and ask directly whether compliance features are included for all lettings customers or gated behind a module or tier, because that is not public either.

Where the pricing structure genuinely matters is the shape, not the figure: usage-based pricing means Street's cost grows with your stock, and the reported minimum makes it a meaningful commitment even for a small book. If a compliance register is the job to be done, a flat £29/month that never moves with portfolio size is a different category of decision — one you can make without a demo, a quote, or a migration project.

Moving compliance tracking from Street to Proplio

The Proplio side is an afternoon. The flow:

1. 1Assemble your compliance register as CSV — property address, compliance type, last done date, expiry date, contractor.
2. 2Map the columns to Proplio's import template.
3. 3Upload. The full portfolio loads in minutes.
4. 4Upload the existing certificate PDFs against each compliance item. Optional but worth doing for the audit pack.
5. 5Reminders start firing automatically. No manual setup of individual deadlines.

The honest unknown is step zero. Street publicises a polished tool for migrating data into Street from other CRMs, and its contractor compliance records are exportable to CSV — but at the time of writing we could not find public documentation of exporting a property compliance register out of it. That is not a claim that export is missing; it is a claim that it is not documented where a buyer can see it. Ask Street directly before committing in either direction, because the answer matters more for the platform you might one day leave than for the one you are joining. If no structured export exists, the fallback is rebuilding the register from the certificates themselves — tedious but bounded, since every certificate carries its own dates.

If you are keeping Street to run the agency, nothing needs to integrate: compliance becomes Proplio's job from the import onwards, and Street carries on running operations untouched.

Side-by-side

Which to choose

Choose Proplio if:

• Compliance oversight is the operational risk that keeps you up at night, and you want a tool whose entire roadmap points at it
• You want a flat monthly cost that does not grow with your stock — and no demo, quote, or migration project to find out what it is
• You need the audit-ready PDF pack for council inspections, trading standards visits, or insurance renewals
• You already have a CRM you like (Street included) and need the compliance depth on top
• You want twelve UK compliance types covered out of the box, not the headline three plus "and more"

Choose Street.co.uk if:

• You are choosing an operating system for the whole agency — sales and lettings — not a compliance register
• You want compliance wired into the operational loop: expiry alert, compliant contractor gated onto the job, maintenance tracked, billing through client accounting
• The AI layer (document extraction, call handling, photo editing) would genuinely save your team hours
• You want branded portals and apps for landlords and tenants as part of the platform
• Your portfolio economics can carry usage-based pricing with a reported ~£500+VAT monthly minimum

Run both if:

• Street runs (or will run) the agency, but the compliance long tail — legionella, Right to Rent, licensing, PRS Database — needs a system of record you have verified rather than assumed
• A council inspection or insurance renewal is on the horizon and you need a defensible one-click audit pack now, without waiting on a CRM workflow
• You want landlord-facing compliance visibility as a simple share link rather than a full portal rollout

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 major operations platforms in the lettings space, see Proplio vs Reapit, Proplio vs Arthur Online, and Proplio vs Goodlord, and against the dominant repairs platform, Proplio vs Fixflo. For the breakpoint where any tool starts paying for itself versus a spreadsheet, see the spreadsheet-to-software switch guide.

Running both

The combined stack looks like this:

• Street.co.uk as the agency operating system — sales pipeline, lettings workflow, property management, maintenance, client accounting, landlord and tenant portals, the AI layer
• Proplio as the compliance system of record — every certificate, every expiry, the 90/60/30/14/7 reminder ladder, the portfolio RAG dashboard, one-click audit packs, landlord share links

The two do not need to integrate. Operational data lives in Street; compliance data lives in Proplio; each tool owns its lane. Against a subscription that third-party listings put at £500+VAT/month upwards, £29/month for the compliance layer is a rounding error — and it buys you verified depth on the obligations Street's public materials do not document, plus the audit artefacts a council actually asks for.

The objection here is "another tab open". That is real, and Street's whole pitch is fewer tabs. The counter is that the cost of a missed compliance deadline — up to £40,000 for an EICR breach, up to £40,000 per unlicensed HMO plus a rent repayment order, up to £20,000 per occupier for a 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

• Street.co.uk is a modern, well-funded, whole-agency CRM with compliance as a feature inside its Property Management module. Proplio is a compliance platform that does nothing else. They overlap on one feature, not on the product.
• Street's confirmed compliance coverage is certificate storage, alerts for missing or expiring electrical, gas, and EPC certificates "and more", AI document extraction, and genuinely good contractor compliance gating. The wider compliance surface — legionella, Right to Rent, licensing logic, PRS Database — and the evidence artefacts — RAG dashboard, one-click audit pack, landlord share links — are not publicly documented. Verify, don't assume.
• Street publishes no pricing figures. Third-party listings report per-property plus per-tenancy rates with a ~£500+VAT monthly minimum, meaning cost scales with stock; Proplio is £29/month flat regardless of portfolio size. Get a Street quote before comparing — and ask about compliance-register export while you are there, because only contractor-record CSV export is publicly documented.
• Buying Street for compliance means buying — and migrating to — an entire agency platform. Buying Street for the agency and adding Proplio for compliance is a coherent stack: the CRM runs operations, the dedicated tool holds the register and produces the evidence.
• The right question is not "Proplio or Street". It is "what am I actually shopping for — an operating system or a compliance register — and does the compliance depth I am assuming actually exist behind the demo".

This article reflects our honest read of the Proplio vs Street.co.uk comparison as of August 2026. Proplio is our product. Street publishes no pricing figures; all Street pricing figures here come from third-party supplier listings and are unverified — always get a quote sized to your portfolio, and confirm compliance coverage and data-export options directly with Street.