Security deposit deadline desk
If you manage any units yourself: deposit-return deadlines tracked for each move-out, with the itemized letter drafted for you.
Check Owner statement check for rental owners
Every statement from your property manager, checked against what you signed.
Rent comes in, then come the deductions. {{BRAND}} checks each line of your monthly owner statement against your management agreement and your leases: management fee, leasing and renewal fees, markup on repairs, late-fee split, reserve and rent actually collected. You get a short note on what doesn't match, a polite question drafted for your manager, and a sheet by property that adds up at tax time. A person checks every line.
- No card needed
- No portal password needed
- Your sheet stays yours
September statement · 3 propertiesManager A
MismatchUnit 4B: 9% fee charged on $1,900 rent, but only $1,425 was collected. Agreement says "rent collected". Difference $42.75
MismatchHouse A: renewal fee $350. Your agreement says $250.
AskHouse A: third kitchen-sink repair since June, $423.50, no invoice attached
MatchesRent charged on all 4 units matches the leases. Reserve $750, as agreed.
Sample with made-up properties and numbers
The problem
You hired a manager so you wouldn't have to watch every dollar. Someone still should.
Deductions with no receipts
"Maintenance, $650." A one-line memo, no invoice, no photo. Was it done? Was it the same leaking washer as last month? The statement doesn't say.
Fees on fees
Management fee, leasing fee, renewal fee, markup on every repair, inspection fees. Each may be allowed. Whether this month's amounts match the agreement you signed two years ago is another question.
Just under your approval limit
Repairs of $480, $470 and $495, each below the $500 that needs your sign-off. You'd only see the pattern by laying a year of statements side by side.
Managers often charge 8–12% of rent every month. Checking their statements costs less than that fee on one typical house. We don't take sides: we show you what doesn't match the paperwork and draft a polite question. Often there's a plain answer.
How it works
Three steps. Your first check is free.
Send your agreement, leases and last 3 statements
Forward the PDFs from your AppFolio, Buildium, Rent Manager or Propertyware owner portal, plus your management agreement and current leases. We pull out the terms that matter: fee %, leasing and renewal fees, markup, approval limit, late-fee split and reserve.
We check every line, every month
Each statement is checked against those terms and the leases: rent due vs collected, every fee, every repair and markup, the reserve, and the statement's own sums. A person checks every flag before you see it.
You get a short note and a clean sheet
An email listing what doesn't match, what needs a receipt or an answer, and what checks out, with questions drafted for you to send your manager. Every line goes into your own sheet by property, so the year adds up for your accountant.
What changes hands
What you send, and what you get every month
You send (once)
- Your management agreement, plus any fee schedule or addendum
- Current leases, or just the rent and dates for each unit
- Your last 3 owner statements, as PDFs or exports
- Anything you agreed with your manager by email (a new fee, a higher approval limit)
- Then each new statement: forward the email or upload the PDF. We remind you if one is late.
You get (every month)
- Your statement checked within 2 working days of receiving it
- A short note: doesn't match, needs an answer, checks out
- Questions drafted for you to send your manager
- Your own sheet updated by property (and by LLC, if you have several)
- At year end, totals matched to your manager's year-end statement and 1099
- A real person to reply to: {{FIRST_NAME}}
Sample monthly check
The email you'd read when your statement lands
Short, and sorted by what needs you. This sample uses made-up properties, a made-up manager and made-up numbers.
From {{FIRST_NAME}} at {{BRAND}}
Subject September statement, Manager A: 3 don't match your agreement, 3 need an answer, the rest checks out
Doesn't match your agreement (3)
- Unit 4B · management fee $171.00 (9% of $1,900). Tenant paid $1,425; $475 is still owed. Agreement section 4: "9% of rent collected" = $128.25. Difference $42.75. Draft question ready.
- House A · lease renewal fee $350. Agreement fee schedule: $250 per renewal. Difference $100. Ask whether there's an addendum we haven't seen.
- Duplex C, unit 1 · late fee $75 collected, all of it kept as "manager share". Agreement: late fees split 50/50. Your share $37.50 isn't on the statement.
Needs a receipt or an answer (3)
- House A · plumbing, kitchen sink: $385 + 10% markup = $423.50. Markup is as agreed. No invoice attached. Third sink repair since June ($310 in June, $295 in August).
- Unit 4B · two HVAC repairs on 14 Sep, $390 and $375, from the same vendor. Each is under your $400 approval limit; together they're $765. Ask for both invoices.
- Duplex C · "Admin fee" $35. Not in your agreement or fee schedule. Ask what it covers.
Checked and matches
- Rent · House A $2,150, Duplex C $1,350 + $1,300: match the leases and were collected in full.
- Reserve · $750 held ($250 × 3 properties), as agreed. No change this month.
- Sums · income $6,300.00 − expenses $2,251.50 = payout $4,048.50. Matches the deposit you told us about.
For your records
- Your sheet · September added. Year to date, Jan–Sep, below. Manager A answered August's 2 questions; both are closed in your sheet.
Draft questions for Manager A are at the bottom of your sheet, ready to copy into your own email. Full sheet: your Google Sheet
Checked by {{FIRST_NAME}} · reply to this email with any question
Checked by {{FIRST_NAME}} · reply to this email with any question
Your sheet, year to date · Jan–Sep3 properties, 4 doors
| Property | Rent due | Collected | Fees | Repairs | Net to you | Open |
|---|---|---|---|---|---|---|
| House A | $19,350.00 | $19,350.00 | $2,091.50 | $2,318.50 | $14,940.00 | 2 |
| Unit 4B | $17,100.00 | $16,625.00 | $1,539.00 | $1,540.00 | $13,546.00 | 2 |
| Duplex C (2 units) | $23,850.00 | $23,850.00 | $2,181.50 | $1,980.00 | $19,688.50 | 2 |
| Total | $60,300.00 | $59,825.00 | $5,812.00 | $5,838.50 | $48,174.50 | 6 |
Sample with made-up properties and numbers
Pricing
Priced by how many doors you own, not by seat
Up to 3 doors
$39/month
For one or two houses, or a duplex
Up to 10 doors
$79/month
For several properties, even with two managers
Up to 20 doors
$149/month
For a portfolio across LLCs and managers
Every plan includes
- Every statement checked against your agreement and leases
- Fee, markup, late-fee split and reserve checks
- Repairs flagged when there's no invoice, a repeat, or a split under your limit
- Questions drafted for you to send your manager
- Your own sheet, by property and by LLC
- Year-end totals matched to your manager's statement and 1099
- Any manager, any software: AppFolio, Buildium, Rent Manager and others
- A named person, not a ticket queue
- A door is one rented unit: a duplex counts as 2
- Monthly billing, cancel any time
- Over 20 doors? Ask us.
Your last 3 statements checked free. No card, no contract.
Get my free checkFor context: landlord bookkeeping apps cost from free to about $45 a month; they sort your numbers into categories but don't check them against your management agreement. An offshore assistant costs about $500–1,400 a month, and admin help in the US about $16–30 an hour.
What we don't do: legal, tax, accounting or insurance advice; tax returns; contacting your manager or your tenants; disputing charges or withholding payment on your behalf; moving money of any kind; or signing anything for you. We're not a property manager, a licensed real estate broker or a CPA firm, and we won't tell you whether to keep or fire your manager.
Questions
FAQ
Who are you?
{{BRAND}} is run by {{FIRST_NAME}} in Dhaka, Bangladesh. Our working day runs overnight for US owners, so an email you send in the evening normally has a reply by your morning. Each statement is checked within 2 working days of arriving.
What access do you need?
Very little: the statements (forwarded or uploaded), your management agreement and your leases. We never ask for your owner-portal password, your bank login or your accounting system. If you want payouts checked, just tell us the deposit amount each month.
Is my data safe?
Statements include tenant names and amounts, so we treat them carefully. They're used only to check your statements, kept in our Google Workspace account with 2-step login, and seen only by the person working on your account. They're never sold, never shared beyond the software we use to read them (listed in our data promise), and are deleted within 7 days if you leave. You can black out tenant names before sending if you prefer. Please don't send rental applications, ID copies or Social Security numbers: we don't need them. We're happy to sign your NDA. Ask for our one-page data promise.
Is this software or people?
People, with good tools. Software pulls the lines out of each PDF and sorts them by property. A person checks every line against your agreement and leases, and the statement's own sums must balance before anything reaches you.
Will you contact my property manager?
No. We draft short, polite questions and you send them from your own email, so the relationship stays yours. Many mismatches have a plain answer, like a tenant who paid late or an addendum you'd forgotten. We note the answer when it comes back and close the question in your sheet.
Which managers and statements do you work with?
Any manager that sends you a monthly owner statement. Statements from AppFolio, Buildium, Rent Manager, Propertyware and Yardi all work, and so do spreadsheets or PDFs a smaller manager makes by hand. For now we only take US rental properties.
Does this help at tax time?
It keeps a clean sheet of rent, fees and repairs by property and LLC all year. When your manager's year-end statement and 1099 arrive, we match the totals to them, and you hand the sheet to your accountant. We don't give tax advice or prepare returns. Your accountant decides categories and depreciation.
What don't you do?
We don't give legal, tax, accounting or insurance advice, contact tenants, dispute or withhold payments, move money, or sign anything for you. We're not a property manager, a licensed broker or a CPA firm. We also can't tell whether a repair was actually done or fairly priced. We can tell you when it has no invoice, repeats, doesn't match your agreement or skips your approval limit.
What happens after the free check?
We check your last 3 monthly statements free and send you what we found, in the same format as the sample above. Then pick a plan to keep going each month, or stop. The sheet and the findings are yours either way.
How do I pay?
A monthly invoice that you can pay by US bank transfer (ACH) or by card.
Free check: your last 3 statements
Start with the statements you already have
Tell us roughly how many doors you own and who manages them. {{FIRST_NAME}} will reply within one working day with where to send your agreement, leases and last 3 statements. The free check normally comes back within 3 working days of getting the files.
Prefer email? {{EMAIL}}