# ProppiAI

> ProppiAI is an AI-powered property intelligence platform for landlords, investors, and property managers across New Zealand and Australia. It uses OCR, automatic document classification, entity extraction, and conversational AI search to organise and make searchable property documents across portfolios.
> For full content including complete blog posts, see: https://www.proppi.ai/llms-full.txt
> For structured JSON Lines content for retrieval systems, see: https://www.proppi.ai/llms.jsonl

## About

ProppiAI transforms scattered property documents - leases, insurance certificates, compliance reports, council correspondence - into organised, searchable intelligence. Upload any document (PDF, scan, or photo), and AI automatically classifies it, extracts key dates and entities, and makes it searchable in plain English.

- Free tier: up to 3 properties and 50 documents
- Essential plan: $19 NZD/month for 10 properties, 500 documents, and calendar sync
- Professional plan: $49 NZD/month for 50 properties and 2,000 documents
- Team plan: $199 NZD/month for 5 Professional seats
- Works with property documents from both New Zealand and Australia

## Key Features

- **Document OCR**: Converts PDFs, scans, and photos into structured text with layout understanding
- **AI Classification**: Automatically categorises documents (leases, titles, insurance, compliance, etc.)
- **Entity Extraction**: Pulls out dates, amounts, parties, and clauses from every document
- **Conversational Search**: Ask questions in plain English across your entire document portfolio
- **Event Tracking**: Automatic deadline detection for lease renewals, insurance expiries, and compliance dates
- **NZ & AU Support**: Works with property documents from both New Zealand and Australia

## Blog

- [Australia Rental Tax Changes 2026: What the ATO Is Watching](https://www.proppi.ai/blog/australia-rental-tax-changes-2026-ato-watchlist): An Australia-wide landlord guide to Australian Taxation Office rental property watchpoints in 2026, including deductions, apportionment, co-ownership, family rentals, holiday homes, redraws, and evidence.
- [Australian Rental Deduction Apportionment: Time, Area, Family, and Redraw Traps](https://www.proppi.ai/blog/australian-rental-deduction-apportionment-2026): An Australia-wide landlord guide to Australian Taxation Office rental deduction apportionment, including time-based, area-based, family rental, below-market rent, and loan-purpose evidence.
- [Holiday Homes and Short-Stay Rentals in Australia: The ATO Green, Amber, and Red Zones](https://www.proppi.ai/blog/holiday-homes-short-stay-rentals-australia-ato-risk-zones): An Australia-wide landlord guide to the Australian Taxation Office draft holiday home risk zones, including private use, peak-period blocks, short-stay calendars, and deduction evidence.
- [IRD Rental Records for New Zealand Landlords: What to Keep in 2026](https://www.proppi.ai/blog/ird-rental-records-new-zealand-landlords-2026): A New Zealand landlord guide to Inland Revenue rental record keeping, including 7-year income and expense records, GST short-stay watchpoints, bright-line evidence, and document checklists.
- [New Zealand Bright-Line Test 2026: The Dates and Documents That Matter](https://www.proppi.ai/blog/new-zealand-bright-line-test-2026-dates-documents): A practical New Zealand bright-line test guide for 2026, focused on the 2-year period, start and end dates, IR833, rollover relief, RLWT, and the evidence landlords should keep.
- [New Zealand Rental Law Changes 2026: The Landlord Action Checklist](https://www.proppi.ai/blog/new-zealand-rental-law-changes-2026-landlord-checklist): A practical New Zealand landlord checklist for 2026 Residential Tenancies Act changes, including termination notices, fixed-term tenancies, smoking clauses, pet bonds, and document evidence.
- [Pet Bonds in New Zealand Rentals: What Changes From December 2025](https://www.proppi.ai/blog/pet-bonds-new-zealand-rentals-2026): A New Zealand landlord guide to pet consent, pet bonds, reasonable refusal grounds, tenancy conditions, and the documents to keep under the Residential Tenancies Amendment Act 2024.
- [Queensland Rental Law Changes 2026: What Property Owners Need to Track](https://www.proppi.ai/blog/queensland-rental-law-changes-2026-property-owners): A Queensland-specific rental compliance guide for property owners tracking the 2024-25 rental law changes, rent increase limits, privacy and access, bonds, fees, charges, and minimum housing standards.
- [Rental Rule Changes 2026: What New Zealand and Australia Landlords Need to Track](https://www.proppi.ai/blog/rental-rule-changes-2026-new-zealand-australia): A 2026 landlord guide to New Zealand tenancy changes, Inland Revenue rental records, Australian Taxation Office rental deduction scrutiny, and state rental reforms in Queensland and Victoria.
- [Victoria Rent Increases, Pets, and Minimum Standards: 2026 Guide for Rental Providers](https://www.proppi.ai/blog/victoria-rent-increases-pets-minimum-standards-2026): A Victoria-specific rental compliance guide for rental providers covering 90-day rent increase notices, pet request handling, pet bonds, minimum standards, and evidence files.
- [What Amateur Property Investors Actually Need in Australia (2026)](https://www.proppi.ai/blog/what-amateur-property-investors-need-australia): The six things Australian property investors lose sleep over — refinance timing, state-by-state minimum housing standards, the CGT 12-month clock, pre-purchase yield, tenancy disputes, and paperwork. A reality check on what tools actually solve, and what most don't.
- [What Amateur Property Investors Actually Need in New Zealand (2026)](https://www.proppi.ai/blog/what-amateur-property-investors-need-new-zealand): The six things New Zealand property investors lose sleep over — refix timing, Healthy Homes compliance, the bright-line clock, pre-purchase yield, tenancy disputes, and paperwork. A reality check on what tools actually solve, and what most don't.
- [New Zealand vs Australia Property Investment: Which Is Better in 2026?](https://www.proppi.ai/blog/gotchas-101-new-zealand-vs-australia): No stamp duty vs negative gearing. Bright-line test vs CGT. Healthy Homes vs nothing. A landlord's side-by-side comparison of property investment rules in New Zealand and Australia for 2026.
- [SMSF Property Investment 2026: The Rules, Risks, and Tax Tricks](https://www.proppi.ai/blog/gotchas-101-smsf-property-australia): A straight-talking guide to buying property through your SMSF in Australia — bare trusts, LRBAs, sole purpose test, and whether it's actually worth the hassle.
- [First Home Buyer Schemes in Australia 2026: What Actually Helps (and What Doesn't)](https://www.proppi.ai/blog/gotchas-101-first-home-buyer-australia): A no-nonsense guide to Australian first home buyer schemes in 2026 — FHOG, stamp duty concessions by state, the Home Guarantee Scheme, and the gotchas nobody warns you about.
- [Hidden Costs of Buying an Investment Property in New Zealand and Australia (2026)](https://www.proppi.ai/blog/gotchas-101-hidden-costs-new-zealand-and-australia): The purchase price is just the start. Stamp duty, legal fees, inspections, insurance, compliance upgrades, and ongoing costs add 5–10% on top. A complete guide for NZ and AU investors.
- [Rental Yield: The Number That Lies — New Zealand & Australia Property Gotchas](https://www.proppi.ai/blog/gotchas-101-rental-yield-new-zealand-and-australia): Gross rental yield looks great on paper but hides the real cost of owning investment property. Learn to calculate net yield in NZ and Australia, and why the gap is bigger than you think.
- [Capital Gains Tax on Australian Investment Property: The 50% Discount Trap](https://www.proppi.ai/blog/gotchas-101-capital-gains-tax-australia): Australian CGT on property looks simple — sell after 12 months and get 50% off. But cost base mistakes, timing traps, and interaction with negative gearing catch investors. 2026 guide.
- [Negative Gearing in Australia: The Tax Strategy That's Not Free Money](https://www.proppi.ai/blog/gotchas-101-negative-gearing-australia): Negative gearing lets Australian property investors offset rental losses against income — but the gotchas around cash flow, ATO scrutiny, and real costs catch beginners. A 2026 guide.
- [NZ Interest Deductibility Rules for Landlords: The Gotcha That Keeps Changing](https://www.proppi.ai/blog/gotchas-101-interest-deductibility-nz): New Zealand's interest deductibility rules for rental properties are complicated and keep changing. Learn the 2026 rules for new builds, existing properties, and what documents to track.
- [NZ Bright-Line Test 2026: The Tax Gotcha Every Property Investor Must Know](https://www.proppi.ai/blog/gotchas-101-bright-line-test-nz): The NZ bright-line test taxes profits on property sold within 2 years. Learn how it works in 2026, exemptions, rollover relief, and what dates to track to avoid surprise tax bills.
- [Property Investment Strategies for Beginners: New Zealand & Australia (2026)](https://www.proppi.ai/blog/gotchas-101-investment-strategies-new-zealand-and-australia): An honest guide to property investment strategies in New Zealand and Australia for 2026 — buy and hold, flipping, new builds, and more. Part of our Gotchas 101 series for amateur investors.
- [What is ProppiAI? Property Document Intelligence for NZ Landlords](https://www.proppi.ai/blog/what-is-proppiai): ProppiAI turns scattered property documents into searchable intelligence. Upload your leases, insurance certs, and compliance docs — then ask questions in plain English.
- [How AI Document Management Works for Property (The Technical Bit)](https://www.proppi.ai/blog/ai-document-management-property): OCR, classification, entity extraction, embeddings, conversational search — here's what actually happens when AI processes your property documents, and why it matters for NZ landlords.
- [NZ Healthy Homes Standards: A Landlord's Compliance Guide (2026)](https://www.proppi.ai/blog/nz-healthy-homes-compliance-guide): Complete guide to New Zealand's Healthy Homes Standards for landlords. Covers heating, insulation, ventilation, moisture, and draught stopping requirements, deadlines, and penalties.
- [Every Property Document NZ Landlords Deal With (Complete Reference)](https://www.proppi.ai/blog/property-document-types-nz): Tenancy agreements, bonds, titles, insurance, Healthy Homes, rates, LIMs — every document type NZ landlords encounter, what's in it, and why it matters.

## Glossary

Definitions of property, tenancy, and tax terms for New Zealand and Australia, each linked to a primary government source.

- [42-day notice (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/42-day-notice-new-zealand): A written notice under the New Zealand Residential Tenancies Act 1986 by which a landlord can end a periodic tenancy on one of the short-notice statutory grounds, giving the tenant at least 42 days to vacate.
- [90-day notice (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/90-day-notice-new-zealand): A written notice under the New Zealand Residential Tenancies Act 1986 by which a landlord can end a periodic tenancy on one of the specified statutory grounds, giving the tenant at least 90 days to vacate.
- [Bond lodgement (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/bond-lodgement-new-zealand): The process of paying a residential tenancy bond to Tenancy Services within 23 working days of receiving it from the tenant, as required by the Residential Tenancies Act 1986.
- [Bright-line test (New Zealand)](https://www.proppi.ai/glossary/bright-line-test): New Zealand tax rule that treats profit from selling residential property within a set holding period as taxable income. The period is 2 years for properties acquired on or after 1 July 2024.
- [Capital gains tax discount (Australia) (Australia)](https://www.proppi.ai/glossary/capital-gains-tax-discount): A 50% reduction in the assessable capital gain on a CGT asset held by an Australian resident individual or trust for at least 12 months before the CGT event.
- [Chattel list (New Zealand)](https://www.proppi.ai/glossary/chattel-list): An itemised schedule of moveable items and appliances included with a residential rental property, attached to a New Zealand tenancy agreement to record what the landlord is providing at the start of the tenancy.
- [Depreciation schedule (Australia)](https://www.proppi.ai/glossary/depreciation-schedule): A report, typically prepared by a qualified quantity surveyor, that lists the deductible capital works and plant-and-equipment components of an Australian rental property so the owner can claim them on their tax return.
- [Division 40 plant and equipment depreciation (Australia)](https://www.proppi.ai/glossary/division-40): An Australian tax deduction for the decline in value of removable plant and equipment in an income-producing property, claimable over the effective life of each asset.
- [Division 43 capital works deduction (Australia)](https://www.proppi.ai/glossary/division-43): An Australian tax deduction for the construction cost of the structural elements of a building used to produce assessable income, claimable over 25 or 40 years depending on construction date and use.
- [Fixed-term tenancy (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/fixed-term-tenancy-new-zealand): A New Zealand residential tenancy granted for a specific period with a defined start and end date, governed by the Residential Tenancies Act 1986.
- [Foreign Investment Review Board (FIRB) approval (Australia)](https://www.proppi.ai/glossary/foreign-investment-review-board): An Australian federal approval required before a foreign person acquires certain interests in Australian residential real estate, administered under the Foreign Acquisitions and Takeovers Act 1975.
- [Healthy Homes Standards (New Zealand)](https://www.proppi.ai/glossary/healthy-homes-standards): New Zealand minimum standards for heating, insulation, ventilation, moisture ingress and drainage, and draught stopping in residential rental properties, enforced under the Residential Tenancies Act 1986.
- [Interest deductibility (New Zealand residential rentals) (New Zealand)](https://www.proppi.ai/glossary/interest-deductibility-new-zealand): New Zealand tax rules governing whether interest on loans for residential rental property is deductible against rental income. Restrictions introduced in 2021 have since been progressively reversed.
- [Land tax (New South Wales) (Australia)](https://www.proppi.ai/glossary/land-tax-new-south-wales): An annual tax imposed by Revenue NSW on the unimproved value of land owned in New South Wales above a threshold, with the principal place of residence generally exempt.
- [Land tax (Victoria) (Australia)](https://www.proppi.ai/glossary/land-tax-victoria): An annual tax imposed by the State Revenue Office Victoria on the site value of land owned in Victoria above a threshold, plus a temporary COVID debt levy surcharge in effect from 2024.
- [Landlord insurance (New Zealand & Australia)](https://www.proppi.ai/glossary/landlord-insurance): A specialised insurance policy that covers risks specific to renting out residential property, including loss of rent, tenant-caused damage, and liability, in addition to standard building and contents cover.
- [Main home exclusion (New Zealand)](https://www.proppi.ai/glossary/main-home-exclusion): A New Zealand exemption that prevents profits on the sale of a person's main home from being taxed under the bright-line test, subject to use and timing conditions.
- [Main residence exemption (Australia)](https://www.proppi.ai/glossary/main-residence-exemption): An Australian capital gains tax exemption that disregards any capital gain or loss on the sale of a dwelling that has been the taxpayer's main residence for the whole ownership period.
- [Meth contamination (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/meth-contamination-new-zealand): Residue from the use or manufacture of methamphetamine in a New Zealand residential rental property. Standards for testing and remediation are set out in NZS 8510 and landlords have disclosure obligations under the Residential Tenancies Act 1986.
- [Negative gearing (Australia)](https://www.proppi.ai/glossary/negative-gearing): An Australian tax treatment that allows a net loss from a rental property — where deductible expenses exceed rental income — to be offset against the investor's other assessable income in the same year.
- [Periodic tenancy (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/periodic-tenancy-new-zealand): A New Zealand residential tenancy that continues indefinitely until either party ends it with the notice period required by the Residential Tenancies Act 1986.
- [Rent increase (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/rent-increase-new-zealand): An increase in the rent charged under a New Zealand residential tenancy. Under the Residential Tenancies Act 1986, rent can only be increased once every 12 months and requires at least 60 days' written notice to the tenant.
- [Rental loss ring-fencing (New Zealand)](https://www.proppi.ai/glossary/ring-fencing): New Zealand rule that prevents residential rental losses from being offset against other income such as salary or wages. Losses are quarantined and carried forward to offset future rental profits.
- [Rental yield (New Zealand & Australia)](https://www.proppi.ai/glossary/rental-yield): The annual rental return of an investment property expressed as a percentage of its value. Gross yield uses rent before expenses; net yield uses rent after operating costs but before tax and financing.
- [Residential Tenancies Act 1986 (New Zealand)](https://www.proppi.ai/glossary/residential-tenancies-act-1986): The principal New Zealand statute governing residential tenancies. It sets out the rights and obligations of landlords and tenants, bond rules, notice periods, and the jurisdiction of the Tenancy Tribunal.
- [Retaliatory notice (New Zealand) (New Zealand)](https://www.proppi.ai/glossary/retaliatory-notice-new-zealand): A termination notice given by a New Zealand landlord principally to retaliate against a tenant for exercising a right under the Residential Tenancies Act 1986. Retaliatory notices are prohibited and can be set aside by the Tenancy Tribunal.
- [Six-year rule (Australia)](https://www.proppi.ai/glossary/six-year-rule): An Australian CGT concession that allows a dwelling which was a taxpayer's main residence to continue to be treated as their main residence for up to six years while it is used to produce income.
- [SMSF property investment (Australia)](https://www.proppi.ai/glossary/smsf-property): The purchase of real property by a self-managed superannuation fund in Australia, subject to the sole purpose test, the in-house asset rules, and the limited recourse borrowing arrangement (LRBA) rules where borrowing is involved.
- [Tenancy Tribunal (New Zealand)](https://www.proppi.ai/glossary/tenancy-tribunal): The New Zealand dispute-resolution body with jurisdiction over residential tenancy matters under the Residential Tenancies Act 1986. It hears claims about bond, rent, repairs, notices, and breaches by either party.
- [Transfer duty (New South Wales) (Australia)](https://www.proppi.ai/glossary/stamp-duty-new-south-wales): The New South Wales state tax payable on the transfer of dutiable property, most commonly the purchase of real estate, calculated on the dutiable value at rates published by Revenue NSW.

## Comparisons

- [New Zealand vs Australia: Landlord Tax Comparison](https://www.proppi.ai/compare/new-zealand-vs-australia-landlord-tax): Side-by-side comparison of residential landlord tax treatment in New Zealand and Australia - interest deductibility, capital gains, depreciation, loss offset, and GST - with a primary source link on every row.
- [Australia Stamp Duty by State](https://www.proppi.ai/compare/australia-stamp-duty-by-state): Every Australian state and territory (New South Wales, Victoria, Queensland, Western Australia, South Australia, Tasmania, ACT, Northern Territory), each with its revenue authority, duty name, and structural summary linked to the primary source.

## Tools

- [Property Investment ROI Calculator for New Zealand and Australia](https://www.proppi.ai/tools/property-investment-roi-calculator): Free client-side calculator that models purchase price, deposit, rent, vacancy, operating costs, loan terms, interest rate, hold period, growth assumptions, and a full trajectory of cash flow, equity, and if-sold return for a residential investment property.
- [Rental Yield Calculator for New Zealand and Australia](https://www.proppi.ai/tools/rental-yield-calculator): Free client-side calculator that computes gross and net rental yield for a residential investment property, with a New Zealand / Australia toggle that surfaces the ring-fencing vs negative gearing implications for net losses.

## Research

- [ProppiAI Research Hub](https://www.proppi.ai/research): Original property research covering residential tenancy, compliance, and document patterns across New Zealand and Australia. Every report discloses sources, sample size per region, date range, limitations, and passes a fact-check gate before publication.
- [New Zealand and Australia Rental Document Landscape 2026](https://www.proppi.ai/research/new-zealand-australia-rental-document-landscape-2026): Cross-market analysis of tenancy document requirements, Healthy Homes compliance rates, bond statistics, and dispute patterns across New Zealand and Australia, sourced from government statistics and tribunal data.
- [Australian Landlord Compliance Gap Report 2026](https://www.proppi.ai/research/australian-landlord-compliance-gap-2026): State-by-state analysis of rental compliance requirements across New South Wales, Victoria, and Queensland - smoke alarms, electrical safety, gas checks, condition reports, and minimum standards.
- [Tenancy Agreement Anatomy 2026: New Zealand and Australia](https://www.proppi.ai/research/tenancy-agreement-anatomy-new-zealand-australia-2026): What a residential tenancy agreement must contain in each country, how the frameworks differ, which clauses are most disputed, and the 2024–2025 legislative changes landlords need to know.

## FAQ

### What file types are supported?

ProppiAI accepts PDFs, JPEGs, PNGs, and scanned documents. Our AI reads and processes them all — even low-quality scans and photos of paper documents.

### How do I search my documents?

Just type a question in plain English — like “When does the lease at 42 Queen Street expire?” It searches across all your documents and returns specific answers with page citations. No keywords or filters needed.

### Is my data secure?

Yes. Your documents are encrypted at rest and in transit. We use enterprise-grade infrastructure hosted in secure data centres. Only you can access your documents.

### What regions does ProppiAI support?

ProppiAI currently supports property documents from New Zealand and Australia — leases, tenancy agreements, insurance policies, building reports, and more. We’re expanding support to additional regions soon.

### What happens when I hit my plan limit?

You’ll be notified as you approach your plan’s limit. You can upgrade at any time. We never delete your documents — you simply can’t upload new ones until you upgrade or your next billing cycle starts.

### Can I cancel anytime?

Yes, no lock-in contracts. Cancel from your account settings and you’ll retain access until the end of your billing period.

### How is ProppiAI different from Google Drive or Dropbox?

File storage tools store files. ProppiAI reads and understands them. You can ask questions like “When does the lease at 42 Queen Street expire?” and get an instant answer — something no file storage tool can do.

### Do I need to tag or organize my documents?

No. Upload your documents and ProppiAI classifies and organises them automatically. No folders, no tags, no manual work.

## Links

- [Homepage](https://www.proppi.ai): Main landing page with pricing, features, and how it works
- [Blog](https://www.proppi.ai/blog): Property management guides and AI document management insights
- [Glossary](https://www.proppi.ai/glossary): Property glossary for New Zealand and Australia with primary sources
- [New Zealand vs Australia: Landlord Tax](https://www.proppi.ai/compare/new-zealand-vs-australia-landlord-tax): Side-by-side comparison of IRD and ATO landlord tax treatment
- [FAQ](https://www.proppi.ai/faq): Frequently asked questions about ProppiAI
- [Sign Up](https://members.proppi.ai/signup): Create a free account
- [Structured JSONL Feed](https://www.proppi.ai/llms.jsonl): Machine-readable blog, glossary, and research records for retrieval systems