CPA-led books that keep owner and trust funds properly separated from operating cash, produce clean per-property owner statements on time, and reconcile your trust accounts every month, so you stay compliant and your owners stay confident.
We keep owner and trust funds properly separated, produce clean per-property owner statements on time, and reconcile your trust accounts every month, so you stay compliant and your owners keep their properties with you.
What it is. A CPA-led team keeps your books current every month: transactions categorized, trust and operating accounts reconciled, per-property owner statements produced, security deposits tracked by tenant, and financial statements delivered on a fixed date.
Who it is for. Residential and commercial property managers holding owner funds and tenant deposits: single-property managers, growing portfolios, and multi-owner companies that need trust accounting done to the standard their license requires.
What generic bookkeeping misses. Property management handles money that belongs to owners and tenants, not to the company. Keeping those funds separated, reconciled, and reported correctly is a compliance requirement, and generic bookkeeping treats it as ordinary cash.
Corviniti provides monthly bookkeeping to property management companies. The service is flat-priced: we categorize your transactions, reconcile every trust, operating, and reserve account, track security deposits by tenant and property, produce per-property owner statements, and deliver financial statements on a fixed date. The team is led by a CPA with Big Four experience, so the trust accounting that puts your license at risk is handled to the standard a regulator or an owner would expect.
Watch
How we keep property management books
Video coming soon
Bookkeeping for property management, in three minutes
3 min
How we keep owner and trust funds separated, produce per-property owner statements, track security deposits to the legal requirements, reconcile trust accounts monthly, and what onboarding and cleanup look like.
Flat monthly pricing sized to your portfolio. Each plan keeps the books current, the trust accounts reconciled, and the owner statements out on time; the higher tiers add deeper per-property reporting and hands-on support as the portfolio grows.
Basics
Simple, accurate bookkeeping every month. Best for solo owners with < $50k monthly expenses.
Every plan is flat monthly and month to month, with no long-term contract. Catch-up and cleanup, if you need it, is a separate one-time project quoted up front. Volume above the Professional tier is quoted to scope, so contact us for a specific number.
How We Help
What you get
On a property management engagement, you get books that keep owner and trust funds separated, statements owners trust, and reconciliations that hold up to an audit, kept current every month by a CPA-led team.
Monthly books, reconciledEvery trust, operating, and reserve account reconciled to the statement, transactions categorized, and statements delivered on a fixed date.
Owner and trust fund separationOwner and tenant funds kept separate from operating cash, with balances tracked by owner so the trust account is always provable.
Per-property owner statementsAccurate income, expense, and disbursement statements for each property, reconciled to the trust ledger and out on time.
Security deposit trackingDeposits tracked by tenant and property, held as a liability, and documented on return to the legal requirements.
Monthly trust reconciliationsTrust and operating accounts reconciled every month, matched bank to book to owner ledgers, so you stay audit-ready.
Owner and vendor 1099sOwner disbursements and vendor payments tracked all year with W-9s on file, so 1099 filing is a routine export.
When companies bring us in
Owner funds, tenant deposits, and your operating cash are not cleanly separated in the books.
Owner statements go out late or do not tie to the trust ledger, and owners have started asking questions.
Security deposits are not tracked by tenant and property to your state’s return requirements.
Your trust accounts are not reconciled every month, and an audit or an owner review would find it.
Trust accounting
The owner trust flow
Property-management books keep owner and tenant money out of operating cash, and the flow is specific. Rent and security deposits come in and go into the owner trust account, held separately and never in operating. The management fee and vendor bills come out, and the net is disbursed to the owner with an owner statement. Security deposits are tracked by tenant and property, and the trust account is reconciled every month, per owner and per property. Owner and trust funds never touch operating cash, and the monthly trust reconciliation is what an owner audit and state law require, so it is a compliance control, not an optional step.
The owner trust flow for a property management company. Illustrative.
This is for you if
Owner funds, tenant deposits, and your operating cash are not cleanly separated in the books.
Owner statements go out late or do not tie to the trust ledger, and owners have started asking questions.
Security deposits are not tracked by tenant and property to your state’s return requirements.
Your trust accounts are not reconciled every month, and an audit or an owner review would find it.
What you get
Monthly books, reconciled Every trust, operating, and reserve account reconciled to the statement, transactions categorized, and statements delivered on a fixed date.
Owner and trust fund separation Owner and tenant funds kept separate from operating cash, with balances tracked by owner so the trust account is always provable.
Per-property owner statements Accurate income, expense, and disbursement statements for each property, reconciled to the trust ledger and out on time.
Security deposit tracking Deposits tracked by tenant and property, held as a liability, and documented on return to the legal requirements.
Monthly trust reconciliations Trust and operating accounts reconciled every month, matched bank to book to owner ledgers, so you stay audit-ready.
Owner and vendor 1099s Owner disbursements and vendor payments tracked all year with W-9s on file, so 1099 filing is a routine export.
The Detail
The gaps, and how we close each one
Service 01
Owner and trust funds, properly separated
The rents, reserves, and deposits you collect belong to your owners and their tenants, and they have to stay separate from the money that runs your company. When owner funds and operating cash mix in the same ledger, you have commingling, and that is a licensing and legal problem in most states, not a bookkeeping detail you can clean up later.
How we handle it
We keep trust and operating funds separated and reconciled, with owner balances tracked so every dollar in the trust account is tied to a specific owner or tenant. Deposits, rent, reserves, and owner draws are posted to the right side of the line, and your operating income is your management fees and other company revenue, nothing that belongs to an owner. We pull the ledger detail from your property management platform, including AppFolio, Buildium, and Yardi, so the trust records in the software agree with the accounting file every month, which is exactly the position a regulator or an owner expects you to be able to prove.
Service 02
Per-property owner statements, clean and on time
Owners judge you on the statement you send them. If the monthly owner statement is late, hard to read, or does not tie out, confidence erodes fast, and confidence is what keeps an owner from moving the property to another manager. Every owner and every property needs its own clean picture of income, expenses, and disbursements, on schedule.
How we handle it
We produce accurate per-property owner statements showing rent collected, operating expenses, management fees, and the disbursement paid out, so each owner sees exactly what happened on their property that month. The statements reconcile to the trust ledger and to the disbursements that actually left the account, so an owner who asks a question gets a clean answer. We work inside AppFolio, Buildium, and Yardi where you already run owner reporting, so the statements owners receive match the books behind them and you are not reconciling two versions of the same month.
Service 03
Security deposits tracked by tenant and property
Security deposits are tenant money you are holding, and they come with specific legal handling and return requirements that vary by state and often by locality. A deposit that is not tracked to the individual tenant and property, or that gets blended into operating cash, becomes a liability the moment a tenant moves out and disputes the return.
How we handle it
We track security deposits by tenant and by property, held in the trust account and carried as the liability they are, never as income. When a lease ends, the deposit, any lawful deductions, and the amount returned are documented and reconciled, so a return or a dispute is backed by clean records rather than a reconstruction. The deposit detail ties to the tenant ledger in AppFolio, Buildium, or Yardi, so what your software shows and what the trust account holds are the same number, which is what protects you if a return is challenged.
Service 04
Monthly trust account reconciliations
Trust account reconciliation is exactly what regulators and owners scrutinize, and in many states a three-way reconciliation, bank to book to owner ledgers, is required on a set schedule. When trust accounts are not reconciled every month, a shortfall or a misposting can sit undetected until an audit or an owner question forces it into the open, and by then it is a much bigger problem.
How we handle it
We reconcile your trust and operating accounts every month, matching the bank balance to the book balance and to the sum of the individual owner and tenant ledgers, so the three agree. Any discrepancy is caught immediately, investigated, and documented, which keeps you audit-ready instead of scrambling when a regulator or an owner asks. This monthly discipline is the difference between a trust account you can defend on demand and one you hope no one looks at closely.
Not sure your trust accounting would hold up to an audit? Talk to us, and the first clean month will show you where you stand.
Most property management books fail in the same two places: transactions categorized wrong, and accounts that never get reconciled. In this business both compound faster than usual, because a categorization error in a trust account is a compliance issue with legal weight, and an unreconciled month means the owner statements you already sent may not be right.
How we handle it
We run your books on QuickBooks Online or Xero on a monthly cycle, alongside the ledgers in your property management platform. Every transaction is categorized against a chart of accounts built for property management, every trust, operating, and reserve account is reconciled to the statement, and payroll from your provider is booked correctly, including the employer taxes owners routinely miscount as profit. You get a profit and loss statement, balance sheet, and cash flow summary on the same date every month, with a short note on anything that moved and one batched question list instead of a drip of emails.
Service 06
Owner disbursements, vendor payments, and 1099s
A property management company moves money in a lot of directions: rent in, owner draws out, vendor and maintenance payments, and the management fee it keeps. Owners and many vendors have to receive 1099s, and a disorganized payables and disbursement ledger turns January into a reconstruction and creates exactly the kind of reporting gap the IRS looks for.
How we handle it
We track owner disbursements, vendor payments, and management fee income all year, with W-9s on file, so the money that flows through the trust and operating accounts is documented as it happens. Owner 1099s and vendor 1099-NEC filing at the end of January become a routine export rather than a rebuild, and the disbursement records tie back to the owner statements you already sent. When a payment is coded to the wrong owner or the wrong property, we flag it, because that error follows straight through to the owner’s statement and their tax reporting.
Service 07
Books for adding doors, financing, and growth
Taking on more properties, adding staff, buying or borrowing against your own assets, or bringing on a partner all require clean books a lender or a prospective owner will trust. Books that are behind, or trust accounts that do not reconcile, turn every one of those into a delay and a red flag.
How we handle it
We keep accrual-clean company financials separate from the trust ledgers, with the reporting a bank, an owner evaluating you, or a partner expects, so your bookkeeping supports growth instead of limiting it. When you are ready to add doors, open a second market, or take on larger commercial owners, your management company financials and your trust accounting are both already in a form the other side will accept, and the same practice that handles technical accounting for venture-backed and public companies stands behind them.
Service 08
How we work with your management company, month to month
A fair question before hiring any bookkeeper: what does the month actually look like from your side, and how do you reach us when an owner or a regulator asks a question you need answered now?
How we handle it
The work is done in QuickBooks Online or Xero, read-only bank feeds, a connection to your property management platform such as AppFolio, Buildium, or Yardi, and a shared inbox for the statements and bills we need. You get a fixed monthly delivery date for statements and owner reports, a standing way to reach us, video calls when a conversation beats an email, and a CPA who answers within one business day. You also get a CPA-led team at a flat monthly price a solo bookkeeper cannot match on trust accounting depth, keeping your books to the standard the rest of our practice works to.
FAQ
Frequently asked questions
Do you do bookkeeping for property management companies specifically?
Yes, it is a core part of what we do. That means keeping owner and trust funds separated from operating cash, producing per-property owner statements, tracking security deposits by tenant to the legal requirements, and reconciling trust accounts every month. We work inside the platforms you already run, including AppFolio, Buildium, and Yardi, so your books and your property software agree.
Do you understand property management trust accounting?
Yes, and it is the reason to bring in a CPA-led team rather than a general bookkeeper. We keep owner and tenant funds properly separated from your operating cash, track balances by owner, and reconcile trust accounts monthly, including three-way reconciliation where your state requires it. Commingling is a licensing and legal problem, and the books are built to prevent it.
Can you produce per-property owner statements?
Yes. We produce accurate owner statements for each property showing rent collected, expenses, management fees, and the disbursement paid out, reconciled to the trust ledger and delivered on time. Owners judge you on that statement, so clean, on-time reporting is how you keep accounts and grow the portfolio.
How do you handle security deposits?
We track deposits by tenant and property, held in the trust account and carried as a liability, never as income. When a lease ends, the deposit, any lawful deductions, and the returned amount are documented and reconciled, so a return or a dispute is backed by clean records that match the tenant ledger in your property software.
Do you integrate with AppFolio, Buildium, or Yardi?
Yes. We work inside the property management platform you already use and bring the ledger, owner, and tenant detail into your QuickBooks Online or Xero books, so the trust records, owner statements, and deposit balances in the software reconcile to the accounting file every month rather than living in two places that never agree.
How much does bookkeeping cost?
Flat monthly pricing based on your transaction volume, number of accounts, and whether you need cleanup first, not an hourly meter. Plans start at $350 a month. Tell us about your business and we will send a specific number, usually within one business day.
Which accounting software do you use?
Most of our clients are on QuickBooks Online, and it is what we recommend when a business is choosing a platform. We also work in Xero, and for larger or more complex companies, NetSuite and Sage Intacct. If you are on desktop QuickBooks, spreadsheets, or a shoebox, migrating to QuickBooks Online is part of setup, and you keep full ownership of the file.
Can you catch up books that are months or years behind?
Yes, and it is one of the most common ways engagements start. We rebuild from bank and credit card records, reconcile every account, and bring you current through the last closed month, then keep it current monthly. Cleanup is quoted as a one-time project alongside the monthly price.
What is your satisfaction guarantee?
If you are not fully satisfied in your first month, we refund that month’s bookkeeping fee, no hassle. That is up to a full free month to decide we are right for you. One-time catch-up and cleanup fees are non-refundable. See terms for details.
Our Guarantee
100% Satisfaction Guaranteed
If you are not fully satisfied in your first month, we refund that month’s bookkeeping fee, no hassle. That is up to a full free month to decide we are right for you. One-time catch-up and cleanup fees are non-refundable. See terms for details.
Why Choose Us?
More Time for You to Run Your Business
Running a business means your time is best spent serving customers and growing, not reconciling accounts or chasing down last month’s numbers. We handle the day-to-day bookkeeping so you can stay focused on the work, with clean, reliable financials whenever you need them.
We understand how small businesses actually operate: uneven cash flow, job or project-based income, and expenses that do not fit neatly into a box. Our approach is practical and built around that reality, giving you numbers that reflect what is really happening in your business.
