Landlords filing IRS Schedule E or CRA T776 don't have a "rental" expense — they have a per-property expense. The tax form demands one column per address, and if you own three units you need three tidy piles. Every generic tracker lumps everything under a single "Rental" category, which means at tax time you (or your accountant) spend hours re-sorting receipts by address. ExpenseBot's Rental Property tracker is designed to make that re-sorting step vanish.
The three pieces
1. First-class property setup. In Settings → "Set up ExpenseBot for what you track" → Rental Property you add each rental with its full street address, country (US or Canada), purchase date, and rental percentage (100% for a pure rental, less for a house hack where you live in part of the building). Setup takes about two minutes per property. That's the only manual configuration — after that, address detection is automatic.
2. Deterministic address matching. When a receipt comes in referencing a property address (invoice from a plumber, HOA bill, property-tax notice), ExpenseBot matches it by exact street number plus street name — no AI guesswork, no fuzzy "close enough" matches that might put a Home Depot run on the wrong property. Same-street addresses (123 Main vs 125 Main) are disambiguated by the unit number.
3. Country-branched output. At tax time you click once and get the right form for your country:
- USA Schedule E — rents received on line 3; receipts totalled onto the expense lines 5 through 19 (advertising, auto and travel, cleaning and maintenance, insurance, legal and professional fees, management fees, repairs, supplies, taxes, utilities, and other on line 19 for things like HOA dues); total expenses on line 20. Mortgage interest (line 12), other interest (line 13) and depreciation (line 18, from Form 4562) are left as labelled empty rows for you to fill in.
- Canada T776 — gross rents on line 8141; receipts totalled onto advertising (8521), insurance (8690), office expenses (8810), professional fees (8860), management and administration fees (8871), maintenance and repairs (8960, which covers cleaning too), property taxes (9180), utilities (9220), motor vehicle (9281) and other expenses (9270); total expenses on 9369 and net income on 9946. Interest (8710) and capital cost allowance (9936, Area A) are left for you to fill in.
For a category-by-category table of which line each expense goes on, see How to Track Rental Property Expenses.
What the flow looks like
- Day 1: Add your properties — two minutes each
- Throughout the year: Forward bills and receipts like you always have. The property tag is applied automatically.
- Tax time: One click produces a per-property Schedule E or T776 with every receipt attached
Edge cases handled
- House hacks — set a rental percentage (e.g., 60%) and ExpenseBot prorates shared expenses automatically
- Mid-year purchase or sale — the property's purchase date and Deactivate (which ends the property as of the day you deactivate it) keep expenses from bleeding into the wrong year
- Security deposits — excluded upstream from income (IRS treats deposits as liabilities until forfeited)
- Deleted properties — historical receipts stay attached, so a sold property still shows up on that year's return
What's still manual
Two line items can't be automated from receipts alone:
- Mortgage interest — pulled from your annual Form 1098 (USA) or mortgage statement (Canada)
- Depreciation — 27.5-year residential or 39-year commercial, and you need a land/building allocation. See IRS Publication 527 for the full methodology.
Not for
- Realtors — use the Realtor Expense Tracker instead (different tax form, different workflow)
- House flippers — flips go on Schedule D (capital gains), not Schedule E
- Large multifamily operators — you probably need full property-management software (AppFolio, Buildium) with tenant ledgers, lease tracking, and bank-account-per-property
Learn more
Correct the source and rerun
The report is built from the selected tax year, your property setup, property assignments, rental income, and expense details. Correct expenses in Review expenses and rent payments in Review income, then return to the report and run Preview again. A generated spreadsheet is a snapshot, so generate a new one after corrections.