Patent Publication Number: US-2009240565-A1

Title: Online system and method for property rental transactions, property management, and assessing performance of landlords and tenants

Description:
CROSS-REFERENCE TO RELATED APPLICATION 
     This application is a continuation of provisional patent application Ser. No. 61/069,861 filed in the United States Patent and Trademark Office on Mar. 18, 2008. 
    
    
     BACKGROUND OF THE INVENTION 
     Field of the Invention 
     The invention relates to online services, and more particularly to an online system and method for business and individual users to conduct property rental transactions and property management, while simultaneously assessing the performance of landlords and tenants in an online environment. 
     The property rental process can be arduous and time consuming. Potential tenants must often travel to realtor offices, management companies, or the rental property itself to view some of the features of the property and to submit their credit or rental history. Landlords are also plagued with the inconvenience of traveling to the property and managing long-distance paper submissions, including credit histories, rental applications, leases, and rental payments. In addition, potentials tenants may be relocating from another state and landlords may not reside in the same city or state as the properties they manage. The geographical gap between potential tenants, landlords and the properties of interest subsequently hinders the efficiency of timely property rentals. 
     Compounding the hassle of managing several properties at one time or searching for attractive rental properties is the stress of deciding who to rent to or rent from. Traditionally, landlords are not given any information regarding the applicant&#39;s performance as a tenant, but must instead base their selections strictly off the applicant&#39;s income or credit score. Potential tenants, on the other hand, lack any sort of resource for which they can assess the performance of landlords. 
     With its growing development and greater accessibility, the Internet has become a necessary tool in business. However, the facilitation of property transactions and the assessment of landlords and tenants have yet to embrace the electronic domain. The current invention seeks to eliminate that dilemma by creating a method which unifies the property rental, management, and landlord and tenant evaluation processes into one convenient online system. 
     While these units may be suitable for the particular purpose employed, or for general use, they would not be as suitable for the purposes of the present invention as disclosed hereafter. 
     SUMMARY OF THE INVENTION 
     It is an object of the invention to provide a unified property rental, management, and landlord and tenant evaluation system. The present invention is an online system having a plurality of interfaces which allow parties to engage in business and residential property rental transactions and management, while simultaneously assessing the performance of landlords and tenants. 
     It is another object of the invention to provide an online system that allows landlords, tenants and third party vendors to access and exchange information derived from a property listing, tenant listing and score listings through a secure network. The system incorporates a database that stores, analyzes, and delivers information about tenants, landlords and rental properties to pre-determined parties. 
     It is another object of the invention to provide a secure landlord interface to allow landlords to engage in property management. The landlords may oversee and manage multiple properties of differing locations and varying statuses, including those that are vacant, occupied or in the process of being leased by a potential tenant. The system also allows landlords to receive electronic remittance payments, manage the payment histories of current tenants, and manage the correspondence exchanged between the landlord and tenant. 
     It is another object of the invention to provide a secure tenant interface to allow tenants to search for available rentals and manage current rentals. The tenant may view business and residential property rental availability, manage their payment histories and submit remittance payments to current landlords. 
     It is another object of the invention to provide a rental system for all business and residential property rental transactions, which includes the advertisement of property rental availability. 
     It is another object of the invention to provide a third party vendor interface to allow authorized third party vendors to evaluate the rental history of tenants in interest. 
     It is another object of the invention to provide a landlord and tenant evaluation system that assesses the performance of participating landlords and tenants, and provides detailed reports of each party. The landlord and tenant evaluation system includes a proprietary scoring system that assesses the rental risk and viability of potential tenants. 
     It is another object of the invention to provide a controlled and secure business transaction system for all rental transactions. The business transaction system is password protected and contains a record of any and all parties involved in the search of a tenant&#39;s rental score. 
     It is yet another object of the invention to incorporate third party vendor information, such as management company data, into the system in order to generate a listing score, with score and report information for landlords and tenants. 
     An online system and method for tenants and landlords to conduct property rental transactions and property management, while simultaneously assessing the performance of landlords and tenants in an online environment. 
     To the accomplishment of the above and related objects the invention may be embodied in the form illustrated in the accompanying drawings. Attention is called to the fact, however, that the drawings are illustrative only. Variations are contemplated as being part of the invention, limited only by the scope of the claims. 
    
    
     
       BRIEF DESCRIPTION OF THE DRAWINGS  
       In the drawings, like elements are depicted by like reference numerals. The drawings are briefly described as follows. 
         FIG. 1  is a high-level block diagram illustrating the operation of a method and system of the present invention. 
         FIG. 2  is a block diagram illustrating the preferred interfaces of the server in communication with the database. 
         FIG. 3  is a block diagram of the preferred embodiment of the system exemplifying the flow of information between a client and the server, through a main user interface of the system. 
         FIG. 4  is a block diagram of the preferred embodiment of the system exemplifying the flow of information between a landlord and the server, through the landlord interface of the system. 
         FIG. 5  is a block diagram of the preferred embodiment of the system exemplifying the flow of information between a tenant and the server, through the tenant interface of the system. 
         FIG. 6  is a block diagram of the preferred embodiment of the system exemplifying the flow of information between an administrator and the server, through the administrator interface of the system. 
         FIG. 7  is a block diagram of the preferred embodiment of the system exemplifying the flow of information between a third party vendor and the server, through the third party vendor interface of the system. 
     
    
    
     DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS  
       FIG. 1  is an online system and method  10  for business and individual users to conduct property rental transactions and property management, while simultaneously assessing the performance of landlords and tenants in an online environment. 
     In its broadest context the system  10  includes a client-server module  10 A, including a server  12 , in communication with a plurality of clients  14  by means of a network  16 . The client-server module  10 A facilitates leasing transactions over the online network  16 . The clients  14  in this preferred module consists of a landlord  20 , a tenant  22 , an administrator  24 , and a third party vendor  26 . These clients  14  act as request senders by requesting data from the server  12  and waiting for a reply. The server  12  which is configured in communication with a database  18 , acts as a receiver by waiting for the client&#39;s  14  request and then providing data to the client  14  based on the request. In the preferred embodiment, the server  12  is a World Wide Web server. The database  18  collects, stores and retrieves information from the server  12 , and contains a plurality of records, including but not limited to, property listings  12 A, tenant listings  12 B and scores listing  12 C. 
       FIG. 2  is the server  12  configured in communication with the database  18 . The server  12  contains a plurality of interfaces  30  including a main user interface  36 , landlord interface  40 , a tenant interface  130 , an administrator interface  300 , and a third party interface  400 . The interfaces  30  of the server  12  facilitate communications between the server  12  and clients  14 . The database  18  contains the property listing  12 A, tenant listing  12 B, and score listing  12 C. The tenant reports  103  and tenant scores  102  created by landlords, and landlord reports  105  created by tenants, are further contained within the score listing  12 C. 
       FIG. 3  illustrates the main user interface  36 , which facilitates the transfer of information between the client  14  and the server  12 . The main user interface  36  includes the registration tool  32 , login tool  34  and tenant score tool  100 . The main user interface  36  allows the client  14  to access the registration tool  32 , login tool  34  or tenant score tool  100 , and then directs the client  14  to the respective landlord interface  40 , tenant interface  130 , administrator interface  300 , or third party interface  400 . For example, a client  14  who accesses the registration tool  32  on the main user interface  36  to register as a landlord  20  will be directed to the landlord interface  40 . 
     A registration tool  32  allows new clients  14  to begin using the system  10 . The registration tool  32  is in communication with a landlord registration component  42  within the landlord interface  40 , a tenant registration component  132  within the tenant interface  130 , a third party registration component  402  within the third party interface  400 , and an administrator registration component  302  within the administrator interface  300 . The registration tool  32  is equipped with a security component  38  for ensuring the privacy of all information provided. 
     A login tool  34  allows existing clients  14  to use the system  10 . In the preferred embodiment, the login tool  34  is in communication with the landlord login component  54 , the tenant login component  150 , the administrator login component  304 , and the third party vendor login component  406 . The login tool  34  receives the unique identification number and password entered by the landlord  20  and immediately recognizes by coding that the client  14  is a landlord  20  and directs the landlord  20  into the landlord interface  40 . Thus, the landlord login component  54  of the login tool  34  allows landlords  20  to access the secure features of the landlord interface  40  through the generated unique identification number and password  52 . Similarly, the unique identification number and password entered by every client  14 , automatically allows the system  10  to direct that client  14  to their respective interface. The login tool  34  is equipped with a security component  38  for ensuring the privacy of all information provided. 
     A tenant score tool  100  allows the client  14  to access the score listing  12 C from the database via a tenant score access component for landlords  104 , tenant score access component for tenants  156 , and tenant score access component for third parties  404 . The tenant score  102  can range from thirty five point zero to ninety five point zero. The default tenant score  102  is forty five point zero and is assigned to new tenants  22  using the system  10 . The tenant score tool  34  is equipped with a security component  38  for ensuring the privacy of all information provided. 
       FIG. 4  illustrates the landlord interface  40 , which facilitates the transfer of information between the landlord  20  and the server  12 . In the preferred embodiment, the landlord  20  is a client  14  that is behaving in a contractual manner as a landlord. 
     The landlord interface  40  includes the landlord registration component  42  which allows new landlords  20  to register and then begin using the system  10 . The landlord registration component  42  includes a plurality of different web pages for the landlord  20  to navigate through before a unique identification number and password is generated to allow the landlord  20  to login. The first page includes a landlord application  43  which must be completed by the potential landlord  20  and submitted. The landlord application  43  may also be completed over the telephone via a telephone representative. The next page of the landlord registration component  42  is a tutorial of the system  44 , which the landlord  20  can watch as a video or read as a file. The next page is terms and conditions  46 , which the landlord  20  must either agree to or not agree to. If the landlord  20  does not agree to the terms and conditions  46 , the landlord  20  will not be given an identification number and password and will be unable to login to the system  10 . After agreeing to the terms and conditions  46 , the landlord  20  must choose a plan and payment options  48  for using the system  10 . The plan and payment options  48 , includes all latitude for movement between plan and payment options, and all penalties incurred from doing so. The landlord  20  may upgrade to a higher package at any time and is prompted to do so when attempting to list more properties than his current package allows. Next, the landlord  20  enters their contact information  50 , including name and business name, address including city, state, country/province (as necessary) and zip code, phone number including work, home, cellular and pager or beeper, and e-mail address. Lastly, all of the contact information is used to generate a unique identification number and password  52  for the landlord  20 . 
     Once the landlord  20  registers and receives an identification number and password  52 , the landlord  20  can bypass the landlord registration component  42  and simply login to the system  10  via the landlord login component  54 . Preferably, the landlord interface  40  has various buttons, including those for accessing information about the application, the website, customer care contact, the landlord&#39;s  20  account, logout, and messages waiting for the landlord  20 , as well as displays, providing information about the current time, the landlord&#39;s  20  last login and a welcome message. The landlord interface  40  may also provide the landlord with quick links (specifically, to information on alerts, to access messages, or to view all units and properties listed by the landlord  20 ), a display of the landlord&#39;s unique user identification number, and a search box for searching information on the system  10 . Additionally, the landlord interface  40  may include tabs for quick access to other site functions, such as dashboard, unit properties, tenant lists, contacts, accounting, calendar, reports, messaging, tasks, broker information if a broker has signed up for that particular landlord  20 , and active/inactive lists. The active/inactive lists provides the landlord  20  with all active or inactive units wherein the landlord  20  can view the rent and lease period term of any unit as well as change the active/inactive status of any particular unit. When a landlord  20  switches a unit from inactive to active, there is an option to immediately add a tenant  22  to that unit. 
     The landlord interface  40  contains a landlord management tool  56 , which allows the landlord  20  to access property listings  12 A and tenant listings  12 B from the database  18 , and preferably allows the landlord  20  to upload the logo of the management company handling all operations for the properties to the site. 
     The landlord management tool  56  allows the landlord  20  to manage daily tasks, view the landlord&#39;s  20  top ten properties based on income from these properties and view charts and graphs such as those displaying information about expense, revenue and profit, or occupancy/vacancy for units, or tenant ratios determined by on time, late or delinquent payments. The landlord management tool  56  allows the landlord to access information stored in contacts, including name, address, phone number, e-mail, and company name, which automatically includes tenants  22  already in the system as well as any manually entered contacts. The landlord  20  may search contacts by first name, last name, phone number or e-mail, and results can be viewed in a pop-up window. Additionally, the landlord management tool  56  preferably has a notes function which acts as an in-page pop up that appears when the landlord  20  chooses to view all notes about a property. In one embodiment, these notes can be viewed as a partial view pop up screen, in which form the landlord  20  is able to manage and control who can edit the information in the Note about a specific property. The landlord management tool  56  also includes a calendar used to manage the lease between the landlord  20  and the tenant  22  which utilizes color codes to indicate lease expiration dates, a task function to manage the daily tasks to be completed at specified times by specified persons which produces a pop-up window on completion of each task, and an account function to create a password-protected personal account with the landlord&#39;s  20  personal information including name, address, e-mail, driver&#39;s license number, birthday, and bank account information. 
     Preferably, the landlord interface  40  also includes a messaging system wherein the landlord  20  can send and receive personal messages through the system  10  with a tenant  22 , administrator  24  and third party  26 . The landlord  20  is able to read messages, search messages, delete messages, and view message information, such as message size, date, and property which the message concerns. In use, the landlord  20  can choose to compose an e-mail to a specific tenant  22 , all tenants  22  of a specific property, or all tenants  22  in all of the landlord&#39;s  20  properties. 
     The property listings  12 A, contained within the database  18  and accessed by the clients  14 , are an organized list of all properties registered into the system  10  by the landlords  20 . The landlord.  20  may access the property listings  12 A via the landlord management tool  56 ; and either view  58  all of the vacant and occupied units of the property listings  12 A which are currently being managed, including the ability to view and manage past, present, and future expenses for each property, and/or change the property listings  12 A by adding or deleting  60  entire properties or specific units with a property. Upon the first login, the landlord  20  will submit any and all property information to be included in the system  10 . To add or delete  60  a property, the landlord  20  must submit building information  62 , including the name and address of the building including street, city, state, country and province (as necessary) and zip code. Next, the landlord  20  must submit a number of units  64  for each building and individual unit&#39;s identification number. Next, the landlord must submit all vacancy information  66  as well as information pertaining to whether tenants reside in the units, whether the units are commercial or residential, the rental price for each unit, the taxes and fees associated with each unit, pictures of the interior and exterior of each unit along with descriptions, disclose any late fees collected by the landlord, the type and style of each unit, number of stories in each unit, the area of the unit, the year the unit was built, and any additional lease or rental conditions. The landlord  20  also has the option of uploading computer files, and photographs, to the system  10  that describe the property. The landlord  20  then clicks submit to submit this information and post the new listing, thereby adding the property listing  12 A to the system  10  database  18 . The property listings  12 A may also be managed and edited by the landlord  20 , who can change checkboxes that specify particular features of each unit, such as internet or hardwood floors, as well as change descriptions of each unit and upload new pictures of each unit. The landlord  20  then clicks save to save this information and post the edited listing. 
     The first time the landlord  20  logs in and enters property information, upon submitting the information, an email  68  will be sent from the system  10  on behalf of the landlord  20  to all of the landlord&#39;s tenants. The email  68  will notify the tenants of the new payment remittance system, namely the system  10 . The tenant account will not become active with the system  10  until tenant confirmation has been received by the system  10 . 
     The landlord  20  can selectively offer an invitation  75  to join the system  10  to any potential tenant  22  for any and all vacant units. In the preferred embodiment, the invitation  75  is a computer generated email that invites the potential tenant to register for or login to the system  10 . The landlord  20  may invite a potential tenant  22  to join the system  10  for a specific vacant unit and instructs the landlord  20  to include information and details about the tenant  22 , the unit, and the lease. 
     The landlord  20  can log into the system  10  and manage property listings  12 A. Within the property listings  12 A, the landlord  20  may list both single-unit and multiple-unit properties, including information about such properties as accounting details, name of property, type of property, grace periods for lease payment on property, address, number of units, and other provisions regarding each specific property. The landlord  20  may also utilize this function to send and view notes to the tenant  22  of a particular property or unit. 
     The landlord  20  may find a property or group of properties within the property listings  12 A by searching a full or partial property identification number, a full or partial property name, a full or partial address for a property, or a full or partial address for a property. The properties found by the landlord&#39;s  20  search are preferably listed with corresponding system  10  property identification numbers, type of property, number of units, name of selected property and address. The landlord  20  may view these properties  58  as sorted by their revenues, expenses, and payment status. Alternatively, the landlord  20  can choose to search for specific properties by specific unit numbers and have the search function return results in a table summarizing details about each property yielded by the search. The landlord  20  may also easily view the current payment status of the specific property returned by the search. 
     The landlord  20  can access the tenant listings  12 B through the landlord management tool  56 , which organizes all of the tenants  22  invited to the system  10  by the landlord  20 . When the system  10  is correctly used, this list should include all tenants  22  the landlord  20  is currently receiving payment from and any past tenants  22  of the landlord  20 . The tenant listings  12 B are viewable by tenant payment history or by property address. The tenant payment history within the tenant listing  12 B allows the landlord  20  to view the payment history of each tenant  22 . The landlord  20  can view tenant information  70 , such as current payment status, occupation, address and employment, add or remove tenants  72  from the property, or set, adjust or alter the rental amount and/or rent due date  74 . If the landlord  20  is interested in the tenant information  70 , the landlord is able to view tenant payment history  76  and then sort this information by tenants with on-time payments  78 , which in the preferred embodiment have a green light next to their name, from tenants in default of payment  80 . The purpose of this is to alert the landlord  20  to the payment status of the tenant  22 . Tenants in default of payment  80  are categorized by those in default 6-28 days 82 and those in default more than 28 days 84. The tenants in default 6-28 days 82, in the preferred embodiment include an amber light next to their name, while those tenants in default over 28 days 84 have a red light next to their name. A tenant  22  that has a history of late rent remittance, along with any and all delinquency, will be reflected in the tenant score  102 . 
     If the landlord  20  is interested in the tenant information  70 , the landlord can alternatively choose to access the tenant correspondence tool  86 . This will allow the landlord  20  to create, send and. review any and all email correspondence  88  sent to and from the landlord  20  to the tenants  20 , including invitations to new tenants  20 . The landlord  20  is able to send payment notices  90 , including past due or default notifications to tenants  22 . The landlord  20  can also set and/or adjust rent amount and rent remittance due dates for tenants  74 . In addition, the landlord  20  has the capability to post announcements and comments on a message board that can only be viewed by the tenants  22  of that landlord  20 . 
     Through the tenant listings  12 B the landlord  20  can add or remove tenants  72  from the property. Further, the landlord  20  must invite, via an invitation  75  new potential tenants  22  to the system  10 , and may list vacant units and properties available for rent free of charge. The tenants  22  provided by the tenant listings  12 B can easily be searched by their name, phone number or e-mail address. The result of this search allows the landlord  20  to view tenant information  70 , the rent for each unit, tenant payment history  76 , and allows the landlord  20  to add or delete tenants  72 . 
     The score listing  12 C is contained on the database  18  and accessed by the landlord  20  via the tenant score access component for landlord  104 . The score listing  12 C organizes the reports and accompanying scores of each tenant  22  invited by a particular landlord  20 . The landlord  20  is able to access the tenant rental report  103  with tenant score  102  for a tenant  22 . The landlord  20  is able to generate tenant rental reports  103  which can be saved to landlord&#39;s  20  account provided the landlord  20  accepts the required terms and conditions. The tenant rental report  103  includes the name of the tenant  22 , the tenant score  102 , the date on which the report  103  was generated, the date on which the report  103  will expire (preferably 60 days from generation), and a feature that allows the landlord  20  to begin a rent collection process. The landlord  20  can access the tenant score access component for landlord  104  after logging into the landlord login component  54  and entering the landlord interface  40 . From the tenant score access component for landlord  104  the landlord is able to research a tenant rental report  103  with tenant score  102 , by registering a tenant  106  by submitting a tenant identification number  108 , then submitting the tenant score release authorization  110 . The system  10  then generates a release number  112 , which must be retained by the landlord  20 . Then, the landlord  20  is able to search  114  tenant reports by submitting  116  the tenant&#39;s name, street address, city, state country/province (as necessary) and zip code, and the release number. If the information, namely the release number and tenant information matches the tenant information given by the tenant  22 , the landlord  20  is able to view  118  the tenant report  103  with tenant score  102 . 
     The tenant score access component for landlord  104  also includes a tenant evaluation component  120 , which allows landlords  20  to assess the performance of tenants  22  by providing a detailed tenant report  103  and assigning the tenant a tenant score  102 . The tenant reports  103  and tenant scores  102  are stored within the score listing  12 C contained on the database  18  and may be later accessed by future landlords  20  or authorized third party vendors  26 . 
     In addition, the landlord  20  has the capability to pay mortgages directly through the system  10  to respective mortgage loan companies and to manage the expenses of each rental building. The expense information may then be used by the landlord  20  for tax purposes and to assess the landlord&#39;s  20  profit margin line. 
       FIG. 5  illustrates the tenant interface  130 , which facilitates the transfer of information between the tenant  22  and the server  12 . In the preferred embodiment, the tenant  22  is a client  14  that is seeking rental property or a client  14  that is currently behaving in a contractual manner as a tenant, lessee, or renter. 
     The tenant interface  130  preferably has various buttons, including those for accessing information about the application, the website, contact, the user&#39;s account, logout, and messages waiting for the user, as well as displays, providing information about the current time, the user&#39;s last login and a welcome message. The tenant interface  130  may also provide the tenant with quick links (specifically, to information on alerts, to access messages, to view all units rented by the tenant or a current calendar), a display of the tenant&#39;s unique user identification number, and a search box for searching information on the system  10 . Additionally, the tenant interface  130  may include tabs for quick access to other site functions, such as dashboard, rent payment, accounting, reporting, messaging and viewing site listings. 
     The tenant interface  130  includes the tenant registration component  132  which allows new tenants  22  to register and then begin using the system  10 . The tenant  22  will receive an invitation  75  from the landlord  20  to join the system  10 . The invitation  75 , while preferably via email, may also be sent in the form of a telephone call, ground or air mail. The tenant  22  must receive the invitation  75  to participate in the system  10  from their prospective landlord  20 . The invitation  75  includes information about the landlord  20 , including name, address and phone number, information about the rent, including amount, due date, late fees, grace periods and lease dates, and tenant contact information  140 . Preferably, the email will contain a link that will direct the tenant  22  straight to the tenant registration component  132 . The tenant  22  will log on to the system  10  at the tenant registration component  132 . 
     The registration component  132  includes a plurality of different web pages for the tenant  22  to navigate through before an identification number and password is generated to allow the tenant  22  to login. The first page includes a tenant application  134  which must be completed by the potential tenant  22  and submitted. The application  134  may also be completed over the telephone via a telephone representative. The next page of the registration component  132  is a tutorial  136  of the system  10 , which the tenant can watch as a video or read as a file. The next page is terms and conditions  138 , which the tenant  22  must either agree to or not agree to. If the tenant  22  does not agree to the terms and conditions  138 , the tenant  22  will not be given an identification number and password and will be unable to login to the system  10 . After agreeing to the terms and conditions  138 , the tenant  22  must enter their contact information  140  into the system  10  including their first and last name, all aliases, street address, apartment and unit number (if applicable), city, state, country/province (if applicable) and zip code, telephone number, e-mail address, name of employer, employer&#39;s street address, city, state, country/province (if applicable), and zip code, employer&#39;s telephone number. In addition, tenant  22  must submit beginning and ending dates of employment, and if the employment is current then indicate such as present. All of the contact information  140  is run through a check screening  142  and compared against information provided by the landlord  20  when the landlord  20  added the tenant  72  in the landlord interface  40 . If the contact information  140  matches the information provided by the landlord  20  then the contact information  140  is used to generate a unique identification number and password  144  for the tenant  22 . If the contact information  140  does not match the information provided by the landlord  20 , the application  134  is flagged for review, and a system  10  representative will clarify the discrepancy. 
     Once the tenant  22  receives an identification number and password  144 , the tenant  22  must choose a payment method  146 . The payment method  146  includes pay-by-phone via check-by-phone, debit and/or credit card, online payment via debit and/or credit card, or automatic monthly deduction from a bank account designated by the tenant  22 . After selecting a payment method  146 , the tenant  22  will receive a completion of registration  148  from the system  10  and an unofficial default tenant score  102  of forty five point zero. The terms and conditions  138  for using the system  10  will also be ground and/or air mailed and e-mailed to the tenant  22 . 
     Once the tenant  22  registers and receives an identification number and password  144 , the tenant  22  can bypass the tenant registration component  132  and simply login to the system  10  via the tenant login component  150 . 
     The tenant interface  130  contains a rental listing tool  152  which can be accessed via the web and is viewable by anyone, with or without having to login to the system  10 . The tenant interface  130  also contains a tenant rental management tool  154  and a tenant score access component for tenant  156 . Preferably, the tenant interface  130  also includes a messaging system wherein the tenant  22  can send and receive personal messages through the system  10  with a landlord  20 , administrator  24  and third party  26 . The tenant  22  is able to read messages, search messages, delete messages, and view message information, such as message size, date, and property which the message concerns. 
     Rental listing information for the rental listing tool  152  derives information from the property listing  12 A contained on the database  18  and accessed by the tenant  22  via the tenant login component  150 , or by anyone in the public via the non-secure tenant interface  130 . The rental listing tool  152  organizes all of the rental listing information including properties and corresponding vacant units registered on the system  10  by the landlord  20 . The rental listing tool  152  includes a search query tool  158  that accesses the rental listing information for the purpose of allowing tenants  22  to search for vacant units. The search query tool  158  contains field boxes, which enables the tenant  22  to search for vacant units by price range  160 , property condition  162 , number of bedrooms  164 , number of bathrooms  166 , and/or property location  168  including street address, city, state, country/province (if applicable), and zip code. The tenant  22  will selectively check off boxes for their desired search and submit the information. The search query tool  158  will generate and display results  170 , including vacant units that meet the tenant&#39;s search criteria. In the event that the system  10  is unable to immediately generate results that fit the criteria of the tenant  22 , the tenant  22  has the option of indicating whether or not they would like to receive an email alert  172  from the system  10 , when and if the system  10  receives a vacancy that meets the criteria of the tenant  22 . 
     The tenant rental management tool  154  is included in the tenant interface  130  and allows the tenant  22  to view payment history and rental information. The tenant rental management tool  154  includes a rental payment component  174  for accessing and monitoring the payment history  176  of the tenant  22 . When monitoring the payment history  176 , the tenant  22  can access information about the landlord, status of the payment, property name, unit name, payment amount and the date on which the payment is made, as well as informative messages sent to the tenant  22  from the landlord  20  or administrator  24 . The tenant  22  can view and monitor all year-to-date payments  180 , including payments in default, or alternatively view all deposits returned and paid  182 . 
     The tenant rental management tool  154  displays all rentals of the tenant  22 , including for each rental the name of the property, name of the unit, rent amount for the unit and name of the manager for the property, along with a link to view information about the landlord  20  of the property, including the landlord&#39;s  20  name, address, e-mail and phone number. Any of the rentals of the tenant  22  can be selected in order to display information about that rental, including property name, unit name, unit address, rent, and length of lease by the tenant  22 . 
     In addition, the tenant  22  can submit remittance payments  184  through the system  10 . If the tenant  22  is making payments via another method, such as the telephone, the tenant  22  can telephone a system representative and remit payment. If the tenant  22  is remitting payment via the system  10 , the tenant  22  can submit remittance payments after logging on through the tenant login component  150  and accessing the rental payment component  174 , by entering the name of the landlord  186 , entering the checking account or credit card, or bank account information and payment amount  188  and submitting it to the system  10 . The funds are thereby transferred from the designated account for the tenant  22  to the designated account for the landlord  20 . Once payment clears, a receipt email  190  is generated by the system  10  and sent to both the tenant  22  and landlord  20 . Through the rental payment component  174  the tenant can also view unit information, preferably including property name, security deposit, maintenance fees, payment due dates, automatic late fees if payments are past due and total amounts to be paid by tenant  22 . 
     The tenant  22  also has the capability to manage their account by viewing their rental expenses, including maintenance, gas, electricity, heat, and water utility payments, and/or cable payments. The tenant  22  may also add, edit and delete information regarding expenses for the unit, including the amount of each expense and payment information for each expense. The tenant may also view expense payment information for any month or year up to the last four years. 
     Additionally, the tenant  22  can use a menu button  192  to make a plurality of different indications about either tenant status  193  or the terms of the lease  199 . First under tenant status  193 , whether or not they would like to continue renting  194  the particular unit from the respective landlord  20 , whether or not they would like to rent a different unit  196  from their current landlord  20 , and/or whether not they would like to discontinue the rental agreement  198  with their current landlord  20 . Second, under terms of the lease  199 , the tenant  22  can indicate any and all disputes with regards to deposits and payments withheld  200 , and when any and all disputes with regards to deposits and payments withheld have been settled  202 . This indication, if selected, includes a disclaimer disclosure to please refer to the laws in your respective state and country for lease and/or rental information, and with respect to any and all disputes which result from such actions. Last, the tenant  22  shall indicate when the lease began and when the lease is said to expire  204 . Although the rental lease is not executed under the system  10 , the terms of the lease  199  allows the tenant  22  to view all of the terms and conditions of the lease previously agreed upon by the landlord  20  and tenant  22 . 
     In addition, the tenant score access component for tenant  156  is accessible by the tenant  22  through the tenant interface  130 , after logging in through the tenant login component  150 . First, the tenant  22  is required to remit payment  206  for accessing their own tenant score  102 . Once payment is submitted to the system  10 , tenant  22  must provide the tenant&#39;s individual identification number and their first and last name  208 . If the information entered checks out to be accurate  210  and matches information within the database  18 , then the tenant will receive  212  their tenant score  102  and tenant score report  103  by preferred method. 
     Lastly, the tenant score  102  and tenant report  103  remain confidential until the tenant  22  gives authorization  214  to the landlord  20  to view them. To give authorization  214 , the tenant  22  will request the landlord&#39;s identification number  216  by submitting the landlord&#39;s name and street address including city, state, country/province (if applicable) and zip code. If the information checks out and is accurate  218 , the tenant  22  will receive  220  the identification number. Lastly, tenant  22  will submit a standard release  222  with signature of the tenant  22  thereon, such that landlord  20  is able to perform a tenant score search to receive the tenant score  102 . 
     The tenant  22  is able to set the search account to perform automatic searches, enabling all indicated landlords to perform the tenant score search  114  without the tenant&#39;s signature for each and every one. Such authorization may be granted upon tenant&#39;s initial submission of the automatic search feature. Such feature is useful in the event that the tenant is searching and/or applying for more than one unit. 
     The tenant score access component for tenant  156  also includes a landlord evaluation component  224 , which allows tenants  22  to assess the performance of landlords by providing a detailed final report of the tenant&#39;s landlord  20 . Such landlord reports  105  are stored within the score listing  12 C contained on the database  18  and may be later accessed by future tenants  22 . 
       FIG. 6  illustrates the administrative interface  300 , which facilitates the transfer of information between the administrator  24  and the server  12 . In the preferred embodiment, the administrator  24  includes any management officer given permission and access to view, login, manage, debug, improve or maintain the system  10 . The administrator  24  would have the administrative registration component  302  within the administrative interface  300 , administrator login component  304 , as well as access to all information pertaining to the landlord  20 , tenant  22  and third party vendor  26 . 
       FIG. 7  illustrates the third party interface  400 , which facilitates the transfer of information between the third party vendor  26  and the server  12 . In the preferred embodiment, the third party vendor  26  includes any business, mortgage company, complex developer, broker, realtor and management company that may have a professional interest in accessing a tenant score  102 . The third party vendor  26  would have the third party registration component  402  within the third party interface  400 , as well as a third party vendor login component  406  and tenant score access for third parties  404 . Third party vendors  26  have similar registration requirements. Similar to access by the landlord  20 , the third party vendor  26  would need permission from the tenant to access tenant score  102 . The third party vendor  26  is also permitted to view tables detailing recent transactions related to a certain landlord  20  or particular property, landlord  20  searches, charts detailing customer books, and income summaries including quarterly sales, commissions, and payout dates. Third party vendors  26  also have the ability to send and receive messages through the system  10 , wherein the third party vendor  26  can search for a landlord  20  to send a message to, search for a property in a landlord&#39;s  20  portfolio and message one or more of the tenants living there, and send a message to a landlord  20 , a particular tenant  22 , or the administrator  24 . 
     In addition, the third party vendor  28  and landlord  20  have the capability to export all data and management information gathered from their unique system, to the server  12  of the present invention. Alternatively, the server  12  of the present system  10  can import the data automatically. The system  10  of the present invention can convert this import and then analyze the information in order to supplement the tenant score  102  and tenant report  103  of each tenant for which the management company has data for. 
     In conclusion, herein is presented an online system and method for users to conduct property rental transactions and property management, while simultaneously assessing the performance of landlords and tenants in an online environment. The invention is illustrated by example in the drawing figures, and throughout the written description. It should be understood that numerous variations are possible, while adhering to the inventive concept. Such variations are contemplated as being a part of the present invention.