Budget vs actual · YTD
R&M spend by propertyNeeds attention
Investor report pack — June 2026
Draft ready for review- Period
- June 2026 · all 12 properties
- Section 1
- Financial statement comments — drafted from GL export
- Section 2
- Over/under budget — 6 variances flagged with explanations
- Section 3
- Leasing activity — from lease records & pipeline tasks
- Section 4
- Major property updates — from work orders & capital projects
Assembly
✓ Pack assembled from four data sources
Financial-statement comments, over/under-budget variances with explanations, leasing activity, and major property updates are drafted in the established report format.
Liberty Elevator Co. — Certificate of Insurance
Expires Aug 3- Vendor
- Liberty Elevator Co. — elevator service & inspections
- Coverage
- GL $2M / $4M aggregate · umbrella $5M
- Certificate on file
- COI-2025-114 · uploaded Aug 2025
- Active assignments
- Elevator inspection — Hudson Valley Office Plaza (due Aug 2)
- Renewal request
- Sent Jul 3 · no certificate received yet
Renewal tracking
✓ No renewed certificate 11 days after request
The vendor has one active assignment scheduled past the expiration date. Sending a follow-up keeps the paper trail on the vendor record; pausing new assignments holds scheduling until the certificate clears.
Finding F-0412 — Parking lot light out, north row
Work order created- Property
- Rockland Commerce Center — Airmont, NY
- Inspection
- Monthly PM site visit · Jul 13
- Checklist item
- Exterior lighting — fail
- Photo
- 1 attached · fixture N-07
- Classification
- Safety — exterior lighting
- Linked work order
- WO-2846 · Open
From finding to work order
June 2026 pack — section drafts
Editing- Financial statement comments
- “NOI ahead of plan at 8 of 12 properties; utility recovery timing shifted $14K into July…”
- Over/under budget
- “Keystone R&M running 71% of YTD budget on roof repairs — seasonal inspection scheduled…”
- Leasing activity
- “One renewal executed (Brightline, 5 yr); two proposals outstanding at Garden State…”
- Major property updates
- “Dock door repair completed at Garden State; parking lot lighting remediation underway at Rockland…”
✓ Edits save to the June pack
Saved commentary carries into the distribution copy and the archived version; the underlying GL, leasing and work-order figures remain linked and refresh until distribution.
Vendor record activity
Tenant-submitted work orders
Web + mobile portal · photos & documents attachedWO-2847 — Roof leak over Suite 210
Awaiting Vendor- Property
- Keystone Logistics Park — Bethlehem, PA
- Tenant
- Eastern Freight Systems
- Category
- Roofing — leak
- Submitted
- Jul 12, 8:41 AM · tenant portal
- Attachments
- 2 photos · 1 tenant note
- Notes
- Internal: recurring at NW corner · Tenant-facing: vendor scheduled
Lifecycle
Work order thread
✓ Suggested vendor: Keystone Roofing
Category, this property's service history and vendor coverage point to Keystone Roofing; their COI and license are current in the vendor directory.
WO-2811 — Restroom fixture replaced
Completed by Engineer- Property
- Nutmeg Industrial Center — Waterbury, CT
- Tenant
- Brightline Medical Supply
- Engineer
- R. Gutierrez
- Labor
- 1.5 hrs @ property rate
- Materials
- Flushometer valve — $86.40 (catalog)
- Photos
- Before / after attached
✓ Ready to close — billback drafted
Labor and materials are logged against the work order; lease terms flag this as tenant-billable, and draft billback BB-1094 is attached for review in Billbacks.
WO-2843 — HVAC not cooling, Suite 4B
Assigned- Property
- Hudson Valley Office Plaza — Newburgh, NY
- Tenant
- Corner Office Suites
- Category
- HVAC — cooling
- Submitted
- Jul 14, 9:12 AM · tenant portal · 1 photo
- Assigned to
- M. Kowalski — Engineer
- Linked asset
- RTU-2, Hudson Valley Office Plaza
Lifecycle
Work order thread
WO-2838 — Loading dock door off track, Dock 3
In Progress- Property
- Garden State Flex Campus — Piscataway, NJ
- Tenant
- Apex Logistics LLC
- Category
- Doors & docks
- Vendor
- Tri-County Door Systems · on site
- Tenant note
- Dock 3 out of service · trucks rerouted to Dock 4
- Est. completion
- Today, 4 PM
Lifecycle
WO-2846 — Parking lot light out, north row
Open- Property
- Rockland Commerce Center — Airmont, NY
- Source
- Inspection finding F-0412 · Jul 13
- Category
- Safety — exterior lighting
- Photo
- 1 attached · fixture N-07
- Priority
- High — safety classification
Lifecycle
✓ Suggested assignment: M. Kowalski (in-house)
Exterior lighting at this property has been handled in-house on the last four occurrences; fixture N-07 takes a stocked lamp and ballast. Safety-classified items sit at the top of the assignment queue.
Eligible roofing vendors
3 qualified- Keystone Roofing (suggested)
- 4.8 rating · avg response 1.2 days · COI & license current · 6 jobs at this property
- Lehigh Valley Roofing Co.
- 4.5 rating · avg response 2.5 days · COI current · 2 jobs in portfolio
- Summit Exteriors
- 4.2 rating · avg response 3.1 days · COI expires Sep 12 · no history at this property
✓ Keystone Roofing leads on history and response time
Six prior jobs at this property including the 2025 membrane repair at the same corner; fastest average response of the qualified set.
Work order activity
Work order activity
Eligible electrical vendors
2 qualified- Hudson Electric & Sons
- 4.7 rating · avg response 1.0 day · COI & license current · 2 jobs at this property
- A-1 Electrical Contractors
- 4.4 rating · avg response 1.8 days · COI current · parking-lot lighting experience
✓ Hudson Electric & Sons leads for this property
Fastest response of the qualified set with prior work at Rockland Commerce Center; safety-classified items keep their priority either way.
Work order activity
Preventive maintenance — next 30 days
Schedules generate work orders automaticallyRTU-4 — Rooftop unit, Keystone Logistics Park
In service- Serial
- TR-88412-C
- Installed
- Jun 2019
- Warranty
- Compressor through Jun 2029
- Last service
- Apr 14, 2026 · Tri-State Mechanical
- Linked work orders
- 6
- Replacement forecast
- 2031 (estimated, usage-based)
Service history
PM-0921 — Annual fire inspection
Vendor confirmed- Property
- Rockland Commerce Center — Airmont, NY
- Vendor
- AllPro Fire & Safety · confirmed Jul 25, 8 AM
- Scope
- Sprinkler, alarm panel, extinguishers, egress lighting
- Compliance
- Municipal filing due Aug 15 · auto-reminder set
- Linked work order
- WO-2851 · generated from this schedule
- Last inspection
- Jul 2025 · passed · report on file
Schedule
PM-0918 — Elevator inspection, cars 1 & 2
Scheduled- Property
- Hudson Valley Office Plaza — Newburgh, NY
- Vendor
- Liberty Elevator Co. · due Aug 2
- Assets
- Elevator car 1 · elevator car 2
- Vendor compliance
- COI expires Aug 3 — renewal in progress
- Certificate posting
- Cab certificates replaced after passing
Schedule
PM-0924 — Seasonal roof inspection
Unassigned- Property
- Garden State Flex Campus — Piscataway, NJ
- Due
- Aug 9 · seasonal schedule
- Scope
- Membrane, drains, flashings, rooftop equipment curbs
- History
- 2 roof work orders at this property in 12 months
✓ Suggested vendor: Keystone Roofing
Keystone Roofing performed this property's last two roof repairs and its 2025 seasonal inspection; COI and license are current. Assigning now generates the work order with the seasonal checklist attached.
PM-0919 — Generator load test
Scheduled- Property
- Nutmeg Industrial Center — Waterbury, CT
- Asset
- GEN-1 · 350kW diesel · installed 2017
- Due
- Jul 30 · quarterly schedule
- Assigned
- R. Gutierrez — Engineer
- Last test
- Apr 28, 2026 · passed · 100% load 30 min
- Fuel
- 72% · reorder threshold 40%
Schedule
Billbacks linked to work orders
Labor at property rates · materials from the catalogBillback BB-1094 — WO-2811
Draft- Tenant
- Brightline Medical Supply
- Property
- Nutmeg Industrial Center — Waterbury, CT
- Labor
- 1.5 hrs × $95.00 (property rate) = $142.50
- Materials
- Flushometer valve · $86.40 (catalog)
- Documentation
- Work order + before/after photos attached
- Invoice total
- $228.90
✓ Invoice drafted from completed work
Description, labor and materials auto-populated from the work order. On approval, the invoice generates, the tenant copy attaches to the work order, and the charge joins the next Yardi Voyager import batch.
Billback BB-1091 — WO-2790
Approved- Tenant
- Corner Office Suites
- Property
- Hudson Valley Office Plaza — Newburgh, NY
- Labor
- 2.0 hrs × $142.50 (overtime rate) = $285.00
- Materials
- None
- Lease basis
- After-hours service — tenant-billable per lease
- Invoice total
- $285.00
Status
Billback BB-1087 — WO-2765
Invoiced- Tenant
- Apex Logistics LLC
- Property
- Garden State Flex Campus — Piscataway, NJ
- Vendor cost
- Tri-County Door Systems · $640.00 (invoice attached)
- Lease basis
- Tenant-caused damage — billable per lease
- Invoice
- INV-3308 · sent Jul 2 · net 30
- Yardi Voyager
- Posted · Jul 3 import batch
Status
Billback BB-1074 — WO-2741
Collection · 26 days- Tenant
- Summit Packaging Co.
- Property
- Keystone Logistics Park — Bethlehem, PA
- Invoice
- INV-3287 · $1,140.00 · sent Jun 18 · net 30
- Days outstanding
- 26 · due Jul 18
- Reminders
- None sent yet
- Documentation
- Work order + photos + invoice attached
✓ Approaching net terms — no reminder on file
The invoice comes due Jul 18. A payment reminder attaches the original invoice and documentation; escalation flags the account to the property manager and on the tenant's dashboard.
BB-1094 — editable lines
Editing- Labor
- 1.5 hrs × $95.00 (Waterbury property rate) — hours and rate adjustable
- Materials
- Flushometer valve · $86.40 (catalog) — swap item or override price
- Add line
- Additional labor, materials or vendor cost from the linked work order
- Running total
- $228.90
✓ Adjustments carry into the invoice
Saved changes update the invoice draft and the running total; the original auto-populated values remain visible in the activity log for comparison.
Billback activity
Purchase requests
Cart ordering from vendor catalogsPR-388 — HVAC filters & belt kit
Awaiting approval- Requested by
- R. Gutierrez — Engineer
- Property
- Keystone Logistics Park — Bethlehem, PA
- Catalog
- Home Depot Pro
- Lines
- MERV-13 filters ×24 · belt kit ×2
- Cart total
- $412.60
- Budget impact
- R&M · 64% of July budget after purchase
✓ Within the property's manager threshold
The cart total falls under this property's $500 manager threshold; above-threshold requests escalate automatically through the property's approval chain.
PR-386 — Exit sign batteries ×12
Approved- Requested by
- M. Kowalski — Engineer
- Property
- Rockland Commerce Center — Airmont, NY
- Catalog
- Home Depot Pro
- Cart total
- $186.00
- Approval
- Under threshold · approved Jul 13
- Budget impact
- R&M · 59% of July budget after purchase
Status
PR-384 — Concrete patch + sealant
PO issued- Requested by
- R. Gutierrez — Engineer
- Property
- Garden State Flex Campus — Piscataway, NJ
- Catalog
- Local supplier — Raritan Building Supply
- PO
- PO-2209 · $348.20
- Delivery
- ETA Jul 16 · to property
- Budget impact
- R&M · encumbered against July
Status
PR-379 — Dock bumpers ×4
Received- Requested by
- R. Gutierrez — Engineer
- Property
- Keystone Logistics Park — Bethlehem, PA
- PO
- PO-2201 · $512.80
- Delivered
- Jul 10 · receiving confirmed against PO
- Budget
- Actuals updated · R&M July
- Invoice
- Awaiting vendor invoice · will 3-way match in AP
Status
Exception queue
Only invoices that need a person surface hereINV-8817 — Tri-State Mechanical
Exception — price variance- OCR capture
- Vendor, date, amount and line items extracted
- Match
- WO-2831 · quarterly HVAC service
- Contract rate
- $1,620 · invoiced $1,840
- GL coding suggestion
- 6320 — R&M HVAC · Keystone Logistics Park (92% confidence)
- Routing
- Property manager → controller
✓ Hold: invoice exceeds the contract rate by $220
Line items match the service contract's scope but exceed its rate. Returning the invoice sends the variance to the vendor with documentation; approving instead posts at the invoiced amount with an override entry.
INV-8815 — Liberty Elevator Co.
Exception — possible duplicate- Amount
- $890.00 · monthly elevator service
- Possible duplicate of
- INV-8802 · $890.00 · received 3 days earlier
- OCR comparison
- Same amount, same service period · different invoice numbers
- Vendor history
- One service invoice per month on contract
- Routing
- Held — not routed for approval
✓ Two invoices, one service period
Both invoices cover the July service period on the same contract. Voiding holds INV-8815 and notifies the vendor with both invoice numbers; keeping both routes each for approval with a note.
INV-8820 — Keystone Roofing
Exception — missing link- Amount
- $1,260.00 · roof patch, Suite 210
- OCR capture
- Vendor, date, amount and scope extracted
- Suggested match
- WO-2847 — roof leak over Suite 210 (scope and property align)
- GL coding suggestion
- 6330 — R&M Roofing · Keystone Logistics Park (90% confidence)
- Routing
- Held — awaiting link
✓ Invoice matches an open work order
The scope, property and vendor align with WO-2847. Linking attaches the invoice to the work order and routes it for approval with the suggested coding; the billback review at close-out sees the vendor cost automatically.
INV-8812 — AllPro Fire & Safety
Matched — in approval routing- Amount
- $640.00 · quarterly fire system service
- Match
- Recurring PM contract · Rockland Commerce Center
- Contract rate
- $640.00 · exact match
- GL coding
- 6340 — R&M Fire & Life Safety (auto-applied, 97% confidence)
- Routing
- Property manager · routine approval
Pipeline
Coding options — INV-8817
Selecting- 6320 — R&M HVAC (suggested)
- 92% confidence · matches WO-2831 category and vendor history
- 6510 — Service contracts
- 6% · vendor holds a quarterly service contract
- 1420 — Capital improvements
- 2% · no linked capital project found
- Property / cost center
- Keystone Logistics Park · R&M
✓ 6320 — R&M HVAC remains the strongest match
The linked work order and the vendor's history both point to R&M HVAC at this property; selecting a different code applies immediately and is logged with the change reason.