Residential portfolios
Every door reconciled, every owner paid correctly.
Bookkeeping for residential rental portfolios — tenant ledgers that agree with the bank, owner statements you can send without checking, and maintenance costs allocated to the property that actually incurred them.
What makes this different
Residential portfolios break on allocation. Dozens of small transactions across many properties, most of them shared, and each one has an owner who will eventually ask why it appeared on their statement.
Where residential books come apart
Shared costs split by guess
A landscaper invoices for six properties. The split gets estimated, and nobody documents how.
Owner statements rebuilt monthly
The software produces one format, the owner asked for another, and someone reconciles the gap by hand.
Turnover costs coded late
Make-ready spend lands after the period closed, so the unit looks more profitable than it was.
Deposits with no per-tenant trail
A move-out becomes an argument nobody has the records to settle.
What we handle
Day to day
- Rent posting, partial payments and prepaid rent
- Tenant ledger reconciliation against deposits received
- Security deposit tracking by tenant and property
- Shared expense allocation with a documented basis
- Turnover and make-ready cost coding
- Owner distributions and management fee posting
What you get back
- Owner statements in the format your owners asked for
- Property-level income and expense
- Rent roll reconciled to the general ledger
- Year-end package for your accountant
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
Multifamily
Unit-level allocation, concession tracking and utility recovery reconciliation for multifamily operators. Lender-ready reporting.
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.