Multifamily portfolios
Unit-level accuracy at building scale.
Bookkeeping for multifamily operators — allocation that stays accurate across hundreds of units, concessions and utility recovery handled correctly, and reporting that holds up in front of a lender.
What makes this different
Multifamily breaks on volume. The accounting is not conceptually harder than residential, but a small allocation error repeated across four hundred units stops being small, and nobody notices until a lender asks.
Where multifamily books come apart
Concessions netted into rent
Free-month and reduced-rent offers absorbed into gross rent, so effective rent is invisible.
Utility recovery unreconciled
RUBS or submetered billing charged to residents but never tied back to the utility invoice.
Unit-level cost lost in building totals
Capital and repair spend pooled at property level, so per-unit performance is guesswork.
Lender reporting assembled by hand
Every draw request or covenant test becomes a three-day rebuild.
What we handle
Day to day
- Rent posting across large unit counts
- Concession and effective rent tracking
- Utility recovery and RUBS reconciliation
- Capital versus repair classification
- Unit-level expense allocation
- Payroll allocation for on-site staff
What you get back
- Property and unit-level performance
- Lender-ready packages and covenant support
- Investor distribution schedules
- Effective rent and concession reporting
Software we work in
QuickBooks Online
CertifiedFull setup, migration, ongoing management, cleanup and API-level work. Most of our delivered work sits here.
Xero
CertifiedFull bookkeeping, reconciliation and cleanup — the same depth as QuickBooks Online, for clients already on it.
Also supported
QuickBooks Enterprise
Bookkeeping for larger, more complex QuickBooks setups.
AppFolio
Bookkeeping, reconciliation and account cleanup.
Buildium
Bookkeeping and reconciliation.
Rent Manager
Bookkeeping and reconciliation for managers running it.
QuickBooks Desktop
Bookkeeping and migration to QuickBooks Online.
Zoho Books
Bookkeeping and reconciliation.
Odoo
Accounting module bookkeeping and reconciliation.
Sage Intacct
Bookkeeping for multi-entity portfolios already on it.
Wave
Bookkeeping and cleanup, and migration where it's outgrown.
NetSuite
Bookkeeping for larger, multi-entity operators.
We work in all of the above. We’re not going to claim the same depth everywhere that we have in QuickBooks Online and Xero, because you’d find out.
What a month actually looks like
- 1
Days 1–5
Income posting
Payments posted, exceptions chased, arrears identified while it's still early.
- 2
Mid-month
Payables
Vendor invoices entered and coded to the right property and cost category.
- 3
Month end
Reconciliation and reporting
Bank and ledgers reconciled, statements prepared, distributions calculated.
- 4
Ongoing
Exceptions reported
Anything that doesn't tie comes to you when we find it — not at year-end.
You’ll work with a named bookkeeper, not a ticket queue.
Other portfolios
Residential
Tenant ledgers, owner statements and shared-cost allocation for residential rental portfolios. QuickBooks Online, AppFolio and Buildium.
Commercial
CAM reconciliation, escalations and recovery calculations for commercial property. Documented, defensible, and ready for a tenant audit.
Community associations
Reserve fund accounting, assessment tracking and board-ready financials for HOAs and community associations.
Common questions
Do you work in our software, or do we have to move?
We work in yours. QuickBooks Online is where we're deepest, and we also work in QuickBooks Enterprise, AppFolio and Buildium. Moving platforms is a separate project and not one we push.
Our books are behind. Is that a problem?
It's the most common reason people call. Cleanup is scoped and quoted separately from ongoing work, because nobody knows how much there is until the books are opened — including us.
Who actually does our books?
A named bookkeeper who knows your portfolio, not a ticket queue and not a different person each month.
What if we don't actually need you?
We'll tell you. If your books are current and you're happy with whoever's doing them, you don't have a problem we solve.
Start with a books review.
We’ll set up a call to review your books — what’s actually wrong, what it takes to fix, and whether you need us at all. If we’re a fit, you get a written proposal before anything is signed.
If your books are current and you’re happy with them, we’ll tell you that too.