Property Vista offers multiple ways for residents to pay rent. This guide explains the financial and data workflows for each method, including the roles of our payment partners, Payroc and Dream Payments.
Note: The system to automate recurring payments runs every morning at 4:30 AM (ET).
1. Debit & Credit Card Payments (Visa/Mastercard)
Processed via Payroc
Flow: Resident → Financial Institution → Payroc → Merchant (PMC)
Timeline: 1–2 Business Days
- Initiation: Resident pays via Debit or Credit card in the portal.
- Authorization: The resident's account is charged immediately.
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Settlement: Payroc settles transactions daily at 9:00 PM (ET).
- Weekend Rule: Transactions settled at 9 PM on Friday or Saturday are funded to the merchant on Monday (~2 PM ET).
- Sunday Rule: Transactions settled at 9 PM on Sunday are funded to the merchant on Tuesday (~2 PM ET).
- Distribution: Payroc sends files to the card networks and financial institutions within 18 hours to release funds.
- Receipt: PMCs receive funds within 1–2 business days (varies by bank).
2. eCheque / Pre-Authorized Debit (PAD)
Processed via Payroc
Flow: Resident → Payroc → Merchant (PMC)
Timeline: 1–2 Business Days
- Initiation: Resident initiates a one-time or recurring eCheque (PAD) transaction.
- Submission: Property Vista sends the batch files to Payroc at 5:50 AM (ET).
- Bank Transmission: Payroc sends files to the banks at 7:00 AM (ET).
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Capture Windows: Funds are withdrawn from the resident's account based on two windows:
- Window 1: Transactions sent before 7 AM ET are captured between 7:30 AM and 10:00 AM ET.
- Window 2: Transactions sent between 7 AM and 12:45 PM ET are captured between 1:15 PM and 3:00 PM ET.
- Funding: Payroc receives the funds later that day and deposits them into the PMC bank account.
3. Direct Banking (Bill Payment) - Canada Only
Facilitated by Property Vista | Processed by Dream Payments (MSB)
Flow: Resident → Financial Institution → Dream Payments (MSB) → Merchant (PMC)
Timeline: 2–4 Business Days
This method utilizes the Canadian Bill Payee system. Unlike other methods, this is a "Push" transaction.
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The "Push" Initiation: The resident adds "Payment Pad Inc." as a biller in their own banking portal and sends funds.
- Crucial Note: Because this is a "Push" through the national clearing system, this payment cannot be stopped or cancelled once initiated.
- Clearing: Funds move from the resident's bank to the registered Money Service Business (MSB), Dream Payments.
- Data Mapping: Property Vista acts as a software facilitator, providing the logic to match the incoming transaction data (Account Number) to the correct resident ledger.
- Disbursement (MSB to Merchant): As the holder of the funds, Dream Payments disburses the money directly to the PMC's bank account.
- Ledger Update: Once Dream confirms the funds are matched, Property Vista automatically updates the resident's ledger.
For unmapped payments or refund requests regarding Direct Banking, please refer to the Direct Banking Troubleshooting Guide.
Operational Rules & Policies
Queued Payments
Any payments in a "Queue" must be approved on the day they are scheduled for processing. If not approved, the system will automatically reject the payment. If you require immediate processing, you must cancel the queued payment and run it manually.
Convenience Fees
If a convenience fee applies to a payment method, the PMC/Building has the option to absorb that fee or pass it to the resident, depending on your specific merchant configuration.
Facilitator Status
Property Vista is a software facilitator and never possesses or controls your funds. For Debit/Credit/PAD, the financial relationship is with Payroc. For Direct Banking, the financial relationship is with Dream Payments.