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Founding pilot — 10 spots · $149 per property per quarter, paid after delivery · sample data on this site is fictional
Owner Statement ReviewEmail your statement
For North American landlords · Founding pilot

Check your property manager’s owner statement.Get a documented question list—not a promise to recover money.

We review owner statements, the management agreement, and vendor invoices to flag duplicate charges, contract mismatches, and lines with missing proof. You receive a plain-English checklist with evidence asks, plus a draft email you can send your PM.

Email your statementView sample checklist (PDF)
Who it’s for
Busy landlords and small investors in North America
What you get
Flagged-line checklist + PM inquiry draft
What it is not
Property software, CPA audit, or legal advice
Status
Founding pilot — 10 spots · $149, pay after delivery
SAMPLE_owner_statement_2026-Q3.csvSAMPLE, fictional
19 of 19 lines checked. 13 lines flagged in 12 groups.

Owner statement, Jul 1 to Sep 30, 2026 (19 lines)

  1. 07-01Rent collected, July$1,850.00
  2. 07-02Property management fee 10%−$185.00
  3. 07-08HVAC filter + thermostat reset−$297.00F1
  4. 07-15Toilet flapper replacement−$198.00F2
  5. 07-22Unit inspection / photo report−$75.00F3
  6. 08-01Rent collected, August$1,850.00
  7. 08-02Property management fee 10%−$185.00
  8. 08-05Move-out cleaning visit 1−$290.00F4
  9. 08-07Move-out cleaning visit 2 (same unit)−$290.00F5
  10. 08-09Move-out cleaning visit 3 + add-on−$290.00F6
  11. 08-12Lock change after move-out−$550.00F7
  12. 08-14Breaker reset / electrical trip call−$80.00F8
  13. 08-18Toilet repair (second visit same fixture)−$330.00F9
  14. 08-20Lease renewal admin fee−$250.00F10
  15. 09-01Rent collected, September (pro-rated)$1,233.00
  16. 09-02Property management fee 10%−$123.30
  17. 09-10Reserve / “termination processing” hold−$300.00F11
  18. 09-12Interior paint touch-up−$960.00F12
  19. 09-15Portal “statement preparation” fee−$45.00F11

Dispute checklist (12 groups, F1–F12)

  1. F1MarkupHVAC billed $297 on a $220 invoice
  2. F2MarkupPlumbing billed $198 on a $180 invoice
  3. F3No invoiceInspection / photo fee
  4. F4Possible duplicateMove-out cleaning, visit 1
  5. F5Possible duplicateMove-out cleaning, visit 2
  6. F6Possible duplicateCleaning visit 3, no invoice
  7. F7ConfirmLock change after move-out
  8. F8No invoiceElectrical trip, odd vendor label
  9. F9ConfirmSecond toilet repair, same fixture
  10. F10ConfirmLease renewal admin fee
  11. F11No invoiceReserve hold + statement prep fee
  12. F12MarkupPaint billed $960 on an $800 invoice
Flagged for questions
$3,955.00
Lines
13 of 19

Flagged means worth a written question, not a proven overcharge.

SAMPLE walkthrough on fictional Q3 2026 data. Press Play to watch each line get checked. Totals are fixed SAMPLE figures and never animate. $3,955.00 is flagged for questions—not money recovered.

01

What this service is

A focused review of what your property manager billed you—so you can ask clear, documented questions.

Who
North American landlords and small investors who receive periodic owner statements from a property manager.
What we check
Statement lines against the management agreement and any vendor invoices you have: repeats, markups vs invoice, odd holds/fees, and missing documentation.
What you receive
A written dispute checklist (questions + document requests) and a ready-to-edit email draft for your PM. You decide what to send.
What we don’t do
We don’t guarantee refunds or credits, practice as a CPA or lawyer, call your PM for you, or replace your manager. Flagged dollars are amounts worth questioning—not “money recovered.”
02

A finished SAMPLE (fictional)

Same numbers everywhere on this page: Q3 2026 fictional statement. Gross $4,933.00 · fees & expenses $4,448.30 · net $484.70 · $3,955.00 flagged for questions across 12 groups (13 lines). Flagged ≠ recovered.

dispute_list_SAMPLE.pdfSAMPLE, fictional
Gross income
$4,933.00
Fees and expenses
$4,448.30
Net to owner
$484.70
Flagged for questions
$3,955.00
12 groups (F1–F12), 13 lines. Flagged for questions—not recovered.

F4–F6 · Priority 1, possible duplicate

Stacked move-out cleanings

2026-08-05Move-out cleaning visit 1−$290.00
2026-08-07Visit 2 (same unit)−$290.00
2026-08-09Visit 3, no invoice attached−$290.00

Three cleaning charges on the same unit within five days.

Ask your PM

  • Why three visits? Same vendor scope?
  • Provide invoices and photos for each.
  • Credit if duplicate.

F3 · Priority 2, missing invoice

Inspection / photo fee with no invoice

2026-07-22Unit inspection / photo report−$75.00

No invoice attached; description vague. Owners in public threads complain about inspection fees for “a few photos” on top of % management fees.

Ask your PM

  • What was inspected? Deliver photos.
  • Is this fee in the fee schedule?

F8 · Priority 2, missing invoice

Electrical trip call, no invoice, odd vendor label

2026-08-14Breaker reset / electrical trip call−$80.00

No invoice; vendor field inconsistent on SAMPLE statement.

Ask your PM

  • Correct vendor invoice and tech notes.
  • Was the trip a tenant-caused bill-back?

F11 · Priority 2, missing invoice

$300 reserve hold and statement prep fee

2026-09-10“Termination processing” hold−$300.00
2026-09-15Portal / statement fee−$45.00

Public BiggerPockets threads discuss post-termination charges and reserve retention.

Ask your PM

  • Written basis for the hold; when it is released; itemization.
  • Is the $45 authorized?

F1 · Priority 3, markup vs contract

Maintenance oversight markup, 35% on a sub-$1k job

Vendor invoiceHVAC filter + thermostat reset$220.00
Billed 2026-07-08Vendor + 35%−$297.00

Public discussions describe tiered “maintenance oversight” markups (e.g. under $1k ≈ 35%).

Ask your PM

  • Cite the contract section authorizing this %.
  • Provide the vendor invoice PDF.
  • Is markup on labor only or parts + labor?

F2 · Priority 3, markup vs contract

10% maintenance markup on a small plumbing job

Vendor invoiceToilet flapper replacement$180.00
Billed 2026-07-15+$18 (10%)−$198.00

Separate public threads describe ~10% management fee plus ~10% maintenance markup.

Ask your PM

  • Is the 10% markup in the signed agreement?
  • Was owner approval required above a threshold?

F12 · Priority 3, markup vs contract

Paint job in the 20% markup band

Vendor invoiceInterior paint touch-up$800.00
Billed 2026-09-12+$160−$960.00

+$160 aligns with public “~$1k–$5k → ~20% oversight” tier discussion.

Ask your PM

  • Contract citation.
  • Competitive bids if the agreement requires them.
  • Invoice.

F7 · Priority 4, confirm authorization

Lock change at $550

2026-08-12Lock change after move-out−$550.00

May be legitimate. Verify the market quote and whether it was a rekey or full hardware.

Ask your PM

  • Invoice line items and photos.
  • Was owner pre-approval required?

F9 · Priority 4, confirm authorization

Second toilet repair after the July flapper job

2026-08-18Toilet repair, same fixture−$330.00

Same fixture family as July work; check warranty / callback policy.

Ask your PM

  • Was the July work under warranty?
  • Same vendor? Full invoice.

F10 · Priority 4, confirm authorization

Lease renewal admin fee

2026-08-20Lease renewal admin fee−$250.00

Confirm a renewal actually occurred and the fee is authorized.

Ask your PM

  • Renewal documents.
  • Fee schedule citation.

Preview of the SAMPLE dispute checklist. Property, manager, and amounts are fictional. Fee patterns echo public landlord forum discussions (see Pattern sources).

Open the full PDF

“Flagged” means: ask for the contract clause, the vendor invoice, the photos, and a written explanation. It does not mean fraud, and it does not mean you are owed that amount.

03

Inputs and outputs

What goes in, and what comes back—illustrated by the SAMPLE pack.

  1. 01

    You send

    One quarter of owner statements (PDF), plus the management agreement fee schedule and any vendor invoices you hold—by email, or as a read-only link from your own cloud drive.

  2. 02

    We review

    Line by line: duplicates, markups vs invoices, holds/fees, and missing proof—against your agreement when provided.

  3. 03

    You receive

    A checklist with evidence asks (see the SAMPLE PDF) and a PM inquiry email draft you can edit (see the SAMPLE email).

  4. 04

    You decide

    You choose what to send your PM. If the report was useful, you pay the $149 pilot price; if not, you don’t. No recovery guarantee.

04

Founding pilot — 10 spots

For the first 10 landlords. One fixed price, paid only after you have the report in hand.

Price
$149
Fixed, for one property and one quarter of statements.
When you pay
After
Only once you have the report and find it useful. Nothing up front.
Spots
10
First 10 landlords. Standard pricing after the pilot is not published yet.

How to send your documents

  1. 01Email mail@evanlong.me with the subject “PM statement review”.
  2. 02Attach the owner statements, management agreement, and vendor invoices as PDFs—or share a read-only link from your own cloud drive.
  3. 03Not ready to send everything? Send one statement for a free first look, and we’ll tell you whether a full review looks worthwhile.

Redact bank and tax numbers first (see Prep). How we handle files: Privacy. There is no upload form or checkout on this site.

Email your statement
05

Prepare documents & privacy

What to gather, and what to remove before you email anything.

What to gather
  • Owner statements for the period you care about (PDF/CSV/screenshots)
  • Management agreement pages that list fees, markups, and reserves
  • Vendor invoices or work orders you already have
PDF is best. A read-only link to a folder in your own cloud drive works too.
What to redact before sending
  • Bank account and routing numbers
  • Full street address if you prefer (city/region is enough for context)
  • Tenant full names and contact details
  • Government IDs or tax IDs
A review needs fee lines, dates, amounts, and (when available) vendor invoices—not your banking login.
What we do not claim
  • Not a CPA audit, legal advice, or a licensed audit
  • No guarantee of any refund, credit, or recovery
  • No upload form or online checkout on this site
  • AI tools help process documents; a person reviews every report before you get it
How documents are handled: Privacy.
06

Download the SAMPLE pack

Fictional 2026Q3 statement and the completed checklist, so you can see exactly what you would receive.

FileTypeOpen
Owner statementFictional Q3 statement the review was run onPDFOpen
Dispute checklistSummary, 12 issue groups, priorities and asksPDFOpen
Dispute checklist (text)Same checklist, editable plain textMDOpen
PM inquiry emailReady-to-edit documentation requestMDOpen
SAMPLE_owner_statement_2026-Q3.csvSource ledger for the walkthroughCSVOpen
Pattern sourcesPublic forum links behind fee patternsMDOpen
07

Questions

Straight answers about scope, price, and your documents.

No. It is not a CPA audit, legal opinion, appraisal, or licensed property-brokerage advice.

No. We do not guarantee any refund, credit, or recovery. The SAMPLE “$3,955.00 flagged for questions” is the sum of lines worth asking about on the fictional statement—not money recovered.

No. You get an email draft. You decide what to send. We don’t call your PM or advise you to switch firms.

Email them to mail@evanlong.me with the subject “PM statement review”—PDF attachments, or a read-only link from your own cloud drive. There is no upload form on this site. Not sure yet? Send a single statement for a free first look.

They are used only for your review, never sold or shared, and deleted 30 days after delivery—or right away if you ask. Details on the privacy page.

No. The property, manager, and dollar amounts are fictional. Only the fee patterns mirror structures discussed in public landlord forums, linked in SOURCES.md.

Founding pilot, first 10 landlords: $149 fixed for one property and one quarter of statements. You pay only after you receive the report and find it useful—nothing up front. The standard price after the pilot has not been published.

Read the sample, then send one statement.

Founding pilot: 10 spots, $149 per property per quarter, paid after delivery if the report is useful. Or send a single statement for a free first look.

Email your statementView sample checklist (PDF)