Every tenant’s true-up, known before January.
Your CAM and operating expense reconciliations worked out as the year goes, so every tenant’s true-up is known by January, and the ones you already sent checked line by line. For commercial property managers and owners of office, medical office, retail and industrial buildings; companies buying and consolidating properties; and the lease administrators and CPA firms who do this work for clients.
Illustration. The landscaping line is traceable to its expense entry and to the lease’s common-area clause.
Worked out as the year goes, not rebuilt in January.
You keep your accounting system. We start from the expense reports it already produces, and every decision is written down with the lease clause behind it, so anyone can see why.
- Every expense mapped to its pool by rule
Each decision written down with the lease clause behind it.
- Each lease’s own rules applied
Pro-rata share; base year, expense stop, triple net, modified gross or fixed CAM; caps and exclusions; gross-up; admin fees; capital items spread over their life where the lease allows; move-ins and move-outs partway through the year.
- One reconciliation per lease
Each line traceable to the expense behind it and the lease clause that governs it.
- Run at any month-end
Year to date, with your budget filling the months still to come, so the January answer is known before January.
- Any past year re-run
Checked when a tenant asks.
- Your accountant approves
Before anything reaches a tenant.
The ones you already sent, checked line by line.
Review of reconciliations you already sent
The year is re-run from your ledger and your leases and compared tenant by tenant. Every difference is explained in writing: over-billing, under-billing, a cap not applied, an excluded cost left in the pool, a proration that does not match the lease. You get a findings report.
Lease review
What each lease allows to be passed through, compared with what is actually being billed, ahead of a renewal.
Questions property managers ask first
No. You keep it, and we start from the reports it already produces.
Your team, after your accountant approves.
Yes. That is the review: the year re-run from your ledger and your leases, compared tenant by tenant, with every difference explained in writing.
Pro-rata share; base year, expense stop, triple net, modified gross or fixed CAM; caps and exclusions; gross-up; admin fees; capital items spread over their life where the lease allows it; and move-ins and move-outs partway through the year.
A fixed price in the written quote, agreed before any work starts. Ongoing reconciliation and one-off audits are quoted separately.
Bring one building and one lease.
Thirty minutes with Tom. You leave knowing what a January-ready reconciliation looks like for your portfolio.