The deadlines are what cost you money.
Most property management software is an accounting system with a maintenance tab bolted on. Mullion is built the other way round — around the statutory clocks that forfeit real money when they're missed, and around the physical things in the unit that actually break.
What actually goes wrong
None of these are disagreements about the facts. They're all information that existed and couldn't be found in time.
A deposit had to be back in the tenant's hands within ten days of possession ending. Nobody was counting, so the whole thing went back — including the part you were entitled to keep.
You're deducting for a burn mark. The move-in report is somewhere, the photos are on somebody's phone, and at the hearing you have a recollection instead of evidence.
Nobody recorded the model or serial. So the first visit was a diagnosis and the second was the repair, and the owner paid for both.
Three separate repairs over four years, each one approved on its own and none of them ever added up.
Three things we do differently
Statutory deadlines are the home screen
Not occupancy. Deadlines. Every deposit on its ten-day clock — and on the thirty-day one when an estimated statement went out — every inspection inside its one-week window, every notice period counted in clear days, every rent increase checked against the 365-day rule — generated automatically from the tenancy, sorted by what bites first.
And when a deduction isn't lawful, the software says so. Missing a move-in or move-out inspection report means no damage deduction is permitted in Alberta, full stop — so Mullion locks the deduction fields and tells you why, rather than letting you build a statement that a hearing would throw out.
The appliances are real records
Every other product models property → unit → lease. The thing that actually breaks — and the thing a deposit dispute is argued over — has no record anywhere.
In Mullion the dishwasher is an object. Make, model, serial, install date, warranty, every work order it's ever had, every inspection line that ever touched it, and its lifetime cost against the price of replacing it. The move-in photo attaches to the appliance, not to a PDF, so at move-out the same asset shows both photos side by side. The technician is dispatched knowing the model. And the third call in ninety days triggers a replace-or-repair calculation instead of a shrug.
Canadian by construction, not by currency
Interac e-Transfer with remittance matching, so rent reconciles itself instead of landing as an unidentified bank line. Pre-authorized debit built to Payments Canada Rule H1, not to NACHA. Transit and institution numbers. Equifax and TransUnion Canada. GST applied per line and per property use, because your management fee is taxable while the residential rent it's charged on is exempt. T776 and NR4 at year end, and a withholding engine for non-resident owners rather than a checkbox.
Trust accounting to RECA's standard: pooled account, per-owner sub-ledgers, trust money deposited within three business days as the Real Estate Act regulations require, no commingling, an audit trail from every disbursement back to the receipt that funded it.
Free Alberta tools
Useful whether or not you ever become a customer. No sign-up to see the answer.
Interest across all seventeen prescribed rate periods since 1984, both statutory deadlines, and a check on whether each deduction would actually hold up.
Guide Security deposit rulesMaximums, trust account timing, interest, the two return deadlines and what happens when you miss one.
Guide Move-in and move-out inspectionsThe statutory windows, the two-times rule, and why a missing report costs you every dollar of deduction.
Guide What you can actually deductNormal wear versus damage, with the line drawn in specific examples rather than principles.
Guide Rent increase noticesNo cap in Alberta — but three tenancy months' notice and 365 days since the last one, counted correctly.
Who it's for
Alberta property management firms running roughly 50 to 500 units — the size where a spreadsheet has stopped working but the enterprise platforms charge a minimum you can't justify and don't model a single Alberta rule.
Third-party managers holding other people's money under a RECA licence, with owners to report to and trust accounts to reconcile. Brokers, portfolio managers, maintenance coordinators and the bookkeeper who has to make it all tie out.
If you self-manage eight doors, this is more than you need, and the free tools above are yours anyway.
Early access
We're building with a small number of Alberta firms and taking their problems in the order they actually hurt. If that's you, put your email in and we'll be in touch — a real conversation, not a drip sequence.
Alberta first, then BC and Saskatchewan. Built by people who have spent a lot of time in other people's mechanical rooms.
Common questions
Is Mullion available yet?
Not generally. We're working with a small number of Alberta property management firms while the product is built, and the free tools on this site are live and usable today.
Does it do trust accounting?
Yes — pooled trust account with per-owner sub-ledgers, reconciliation, and the deposit-within-three-business-days requirement tracked, as RECA requires of licensed property managers in Alberta.
Will it work outside Alberta?
Eventually. Every provincial rule is stored as data with effective dates rather than written into the code, so adding British Columbia or Saskatchewan is configuration rather than a rewrite. Alberta is deliberately first.
Can tenants pay by Interac e-Transfer?
That's the point. Interac e-Transfer for Business carries remittance data that lets a payment match itself to the right tenancy, which is something US-built property management software has no hook for.
What does it cost?
Per unit per month with a floor, in the same range as the mainstream products — and with a phone number that a person answers included rather than sold separately.