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Property management · multi-LLC

Books your accountant can trust, because the records cannot be quietly changed.

Leasing, maintenance, accounting and bank reconciliation for small portfolios held across several LLCs — with the rules that protect history enforced by the database itself.

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116
database guards
86
distinct refusals
6
statement formats
165
tests passing
The management workspace: one LLC selector across the portfolio, occupancy, resident balance, open work orders and posted journal totals, with open maintenance and external service status below.
The running product, not a mockup — the same screen the live pilot portfolio is managed from.

What is different

Most systems trust the application. This one does not.

Application code that forbids something can be changed, and then it no longer forbids it. The rules that matter here live where the data lives, so they hold whether the request comes from the interface, a script or a console.

A posted entry stays posted

Updating or deleting a posted journal entry, or any line under it, is refused by the database — as is adding a line to it later, or committing an entry whose debits do not equal its credits. Corrections are made the way an accountant makes them: with a reversing entry that leaves both records visible.

The audit trail cannot be edited

An update or delete on an audit row is refused by a database trigger. Not hidden in the interface, not blocked by application code that a later change could reopen — refused underneath both.

Reconciliation is bound to its evidence

A completed reconciliation locks the statement it was proved against and every ledger line selected for it. Ambiguous matches are never chosen automatically; they wait for a person and a written reason.

Closing the books actually closes them

After a period closes, writes to journals, bills and the operations ledger on or before that date are rejected. Reopening is possible, needs a reason, and leaves an append-only record of who did it.

What it covers

The whole month, not one part of it

Built for the band that Buildium prices at the top and Propertyware will not take at the bottom: a handful of properties, held across separate LLCs, with books that have to stand up separately.

Leasing

Public listings, online applications with per-person consent, screening and e-sign status, renewals, move-out and unit turn.

Accounting

Double-entry journals, chart of accounts, per-LLC fiscal years, period close, budgets, P&L, balance sheet, trial balance, GL detail and cash flow.

Banking

CSV, OFX/QFX, QBO, MT940, BAI2 and text-layer PDF statements; direct, split and combined matching; reconciliation bound to statement evidence.

Operations

Work orders with an append-only timeline and labor ledger, frozen SLA targets, inspections, preventive maintenance, vendor compliance and AP.

Boundaries

What it deliberately does not do

These are not gaps waiting to be filled quietly. Each one is a line drawn on purpose, and the product says so on the screens where it matters.

  • It moves no money. Payments and payouts are recorded, not executed.
  • It sends nothing to your residents or vendors. Messages are logged as contact records.
  • It makes no tax determination. Vendor readiness is tracked; 1099 decisions stay with your CPA.
  • It replaces no statutory statement, CPA review or trust accounting.

Questions

The things you would ask before switching

Cost, setup, migration and getting your data back out. Where the answer is not settled yet, it says so rather than filling the space.

What does it cost?
Pricing is not published yet. The product is running a live pilot on a real portfolio, and the price will be set from what that pilot shows about the work it actually removes. Ask and you will get a straight number for your portfolio, not a quote funnel.
How long does setup take?
An LLC, its properties, units and residents can be entered in an afternoon. Bank statements import from CSV, OFX/QFX, QBO, MT940, BAI2 and text-layer PDF, so the first reconciliation usually happens the same day. Nothing has to be migrated before you can start using it.
Can I move my existing books in?
Yes for balances and transactions, through the same statement import. Historical journals from another system are entered as opening balances rather than rewritten line by line — a posted entry here cannot be edited afterwards, so importing someone else's history as if it were written here would be a lie the database is designed to prevent.
Where does my data live?
In a PostgreSQL database and object storage that you control, in a region you choose. Documents are scanned for malware before they are written, and backups are copied off-site and read back to verify the copy rather than assumed good.
What happens if I want to leave?
Every report exports, and the database is standard PostgreSQL with no proprietary encoding — a dump is a complete, readable copy of your books. There is no export fee and no notice period.
Is it a fit for five properties?
That is the size it was built for. Buildium prices for larger portfolios and Propertyware will not take you at the bottom; this sits where a handful of properties are held across separate LLCs whose books have to stand up separately.

See the records, not a slide deck.

The rental portfolio is the same public page a resident applies through.

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