---
title: "Owner Statements & Trust Accounting for Property Managers | Fynex"
description: "For property managers on AppFolio, Buildium or Yardi: owner statements that tie out, vendor bills matched to work orders, trust accounts reconciled, QuickBooks without re-keying."
url: "/property"
---

Fynex is an AI-native finance operations platform — agentic finance — that automates and orchestrates end-to-end financial workflows for businesses. This page covers month-end for property management companies: owner statements checked against the management agreement, vendor bills matched to work orders, the trust account reconciled three ways, and the month posted to QuickBooks. Fynex works alongside AppFolio, Buildium, Yardi and QuickBooks rather than replacing them. This page is relevant when a property manager re-keys owner statements, chases vendor invoices owners ask about, or reconciles trust accounts in a spreadsheet.

# Send every owner a statement *they never have to question*

Every fee, repair and reserve checked against the agreement before the owner run. You approve it.

*For property management companies.*

## The owner gets paid. *Proving the number is still your job*

AppFolio, Buildium and Yardi already collect rent and pay owners. What none of them checks is the payout against everything outside its ledger: the management agreement, the vendor invoice behind each repair line, the bank, and the QuickBooks file the owner's accountant reads. So month-end means re-keying statements, chasing the HVAC invoice an owner asked about, and reconciling the trust account in a spreadsheet.

Every ACH and ePay fee lands on someone — you, the owner or the tenant — and nobody sees it property by property. That's how a portfolio that looks profitable leaks.

## Each part of your month-end, with its own guide

Start with maintenance vendor payments — matched to the work order and carried onto the owner statement.

- **Maintenance vendor payments** — Pay every maintenance vendor against the work order, and put the invoice on the owner statement.
- **How long do you have to return a deposit?** — The return deadline, the cap, the interest owed and the penalty for missing it — all 50 states, statute cited.

## See where the rent goes

A tenant pays $8,600. The owner's draw, your management fee and the repair reserve are worked out from the agreement — on collected rent, not scheduled.

Tenant pays $8,600:

| Party | Amount | |
|---|---|---|
| Owner | $6,708 | owner draw |
| Your company | $1,032 | management fee |
| Reserve | $860 | repairs |

[Run your own numbers](/split-payment-calculator/)

## The month-end you stop doing by hand

Checked, matched and posted as the money moves, so the owner run is a sign-off.

1. **Owner statements that match the agreement** — Fee on collected rent, reserve topped up, repairs inside the approval limit — checked for every owner before the money goes.
2. **Every repair line with its invoice** — Vendor bills matched to the work order and the property, [paid by ACH](https://docs.fynex.ai/payments-api/v1/docs/payouts), and shown on the owner statement with the invoice attached.
3. **The trust account, reconciled three ways** — Bank, tenant ledgers and owner ledgers [agree every day](https://docs.fynex.ai/payments-api/v1/docs/reconciliation), and anything that doesn't is flagged before month-end.
4. **The month in QuickBooks, without re-keying** — Each property's month posted to QuickBooks as it happens — no exports, no duplicate entries.

## Your PMS keeps the ledger. Fynex checks it against everything else

What still happens by hand around AppFolio, Buildium or Yardi, and what Fynex does with it.

| The problem | Other platforms (Your PMS + QuickBooks + a spreadsheet) | Fynex |
|---|---|---|
| Owner statement vs the agreement | The PMS works out the fee and pays the owner; nobody checks it against the agreement. | Every fee, reserve and approval limit checked before the run goes out. |
| Repair charges owners question | The bill is posted; the invoice is a phone call away. | Each repair line carries its invoice and work order. |
| Trust account reconciliation | A bank feed in the PMS; the three-way rec in a spreadsheet at month-end. | Bank, tenant and owner ledgers agree daily, exceptions flagged. |
| Getting the month into QuickBooks | Export a CSV or re-key the statement; syncs create duplicates. | Posted per property, with no re-keying. |
| What each payment costs you | ACH and ePay fees land on you, the owner or the tenant, unseen. | Fees recorded per property, so you see what the money costs. |

## Already on AppFolio, Buildium or Yardi? *Keep it*

Your PMS stays the ledger. Fynex works across it, your bank, your agreements and your books.

- **AppFolio** — Pays your owners and reads your bills. Fynex checks both against the management agreement and the vendor invoice, and posts the month to QuickBooks.
- **Buildium** — Runs owner draws and turns work orders into bills. Fynex checks each draw before it goes and gets the month into QuickBooks without a CSV.
- **Yardi Breeze** — Holds the ledger and the CAM charges. Fynex matches every vendor invoice to the property and every bank line to the ledger.
- **QuickBooks** — Stays the books your owners' accountants read. Fynex posts to it per property and per owner.

## The rest of the job, also handled

The rest of the month-end around your owners, tenants and vendors.

- **Collect rent online** — Card, wallet or ACH, by payment link or your own portal — recorded against the lease as it lands.
- **Security deposits held apart** — Every deposit kept separate from rent, so it never funds an owner draw.
- **Management fee on collected rent** — Your fee worked out on what was actually collected — or on scheduled rent, if that's what the agreement says.
- **Portfolio margin and cash forecast** — Margin per property and a rolling cash forecast across every unit and contract.
- **CAM reconciliation for commercial** — Common-area charges reconciled to actual spend per tenant at year-end, from the same matched invoices.
- **Works with AppFolio, Buildium, Yardi and Rent Manager** — Reads the ledger, the agreements and the bills from the system you run, with signed webhooks and one API.

## Your bank, your books and the tools you run the work in, kept in agreement

Your bank, your accounting system and the tools you run the work in. Fynex reads them, does the finance work between them, and writes the result back.

100+ integrations.

**Accounting stack** — Every payment, fee and payout lands in your ledger, coded and reconciled — nobody re-keys it.

QuickBooks, Xero, FreshBooks, Sage, NetSuite, Wave.

**Banks & business accounts** — We read your balances and pay out of whichever account is cheapest — no bank portals, no copy-paste.

Revolut, Wise, Mercury, Brex, Airwallex, Ramp.

**Job management** — The job is where your profit is decided. We read it, then pay the crew against it.

Jobber, ServiceTitan, Housecall Pro, PaintScout, JobNimbus, Workiz.

**Construction & projects** — Pay apps, subs, retention and change orders — read from the system your PMs already live in.

Procore, Buildertrend, Autodesk Construction Cloud, CoConstruct, Knowify, Contractor Foreman.

**Property management** — Rent in, owner payments and contractor bills out — reconciled per property, not per bank line.

AppFolio, Buildium, Yardi, Rent Manager, Propertyware, Arthur.

**Lead sources & marketing** — Where the jobs come from and what each channel costs — so every won job is attributed back to the ad that bought it, and ROAS stops being a spreadsheet.

Angi, Thumbtack, Yelp, Google Ads, Meta Ads, Nextdoor.

Your customers pay however they already pay — Visa, Mastercard, American Express, Apple Pay, Google Pay, ACH, bank transfer and open banking — through the provider you run today or through us.

## Find what you're leaking, for free

Send us your setup. We run a free diagnostic and show you what your payment stack costs you today.

> One recent diagnostic found $2M in hidden fees across 10 processors for a proptech client.

## Your money, held under a licence, not a promise

Fynex is Merchant of Record, so the payment risk on every rent payment sits with us, not your company.

- **Your funds, safeguarded** — Customer funds are held by Fondy Ltd, an FCA-authorised e-money institution (FRN 900705).
- **PCI DSS Level 1** — The highest card-data security standard, on by default.
- **Audit logs** — Every movement traceable and ready for review.
- **Built-in KYC / KYB** — The switch that turns the business on.

## Questions, answered

### What does Fynex do for a property management company?

Fynex does the month-end work that sits around your property management software. It checks every owner statement against the management agreement before the owner run, matches each vendor bill to its work order and property, reconciles the trust account three ways every day, and posts each property's month to QuickBooks without re-keying. AppFolio, Buildium or Yardi keep running leases, rent and owner payments. It works the same for residential portfolios, build-to-rent, co-living and commercial portfolios with CAM charges — the agreements change, the month-end doesn't.

### Does Fynex replace AppFolio, Buildium or Yardi?

No. AppFolio, Buildium and Yardi already collect rent, run owner payments and hold the property and lease records, and they keep doing that. Fynex works across what none of them owns on its own: the management agreement, the vendor invoice behind each repair line, the bank and the QuickBooks file your owners' accountants read. It checks the owner run against all four before it goes, then posts the result to your books.

### Does Fynex work with AppFolio, Buildium and Yardi?

Yes. Fynex reads the ledger, owner and vendor data from AppFolio, Buildium, Yardi Breeze or Voyager, and from Rent Manager, DoorLoop and Rentvine, alongside your bank feed and QuickBooks. Nothing moves to a new system: rent, leases and owner records stay where they are, and Fynex checks them against the agreement and the bank before the owner run.

### Can Fynex get AppFolio or Buildium data into QuickBooks?

Yes. Each property's month — rent, management fee, vendor bills, reserve movements and owner draws — is posted to QuickBooks Online as it happens, per property and per owner. No CSV export, no re-keyed owner statements and no duplicate entries from a sync that ran twice. It answers the AppFolio QuickBooks integration and Buildium QuickBooks integration question most property managers end up solving in a spreadsheet.

### How does Fynex handle three-way reconciliation of a trust account?

Three-way reconciliation proves the trust account balance three ways: the bank statement, the tenant ledgers and the owner ledgers must all agree. Fynex runs it every day rather than at month-end — every bank line matched to a tenant payment, an owner draw or a vendor bill, and any difference flagged with the line that caused it. Security deposits are tracked apart from rent, so a deposit never funds an owner draw.

### Is the management fee calculated on collected or scheduled rent?

Whatever your management agreement says. Most agreements charge the fee on rent actually collected; some charge on scheduled rent, or add a minimum or a leasing fee on top. Fynex applies each owner's terms and flags any statement where the fee doesn't match the agreement — before the run goes out, not after an owner asks.

### Can owners see the invoice behind every repair charge?

Yes. Each repair line on the owner statement carries its vendor invoice and work order, matched to the property before the bill is paid by ACH. When an owner asks why there's a $1,240 HVAC charge, the answer is already on the statement — nobody digs through email for the invoice.

### How does property management payment processing work with Fynex?

Tenants pay rent by card, wallet or ACH through a payment link or your own portal. Each payment is recorded against the lease and the property as it lands, and the owner's draw, your management fee and the repair reserve are worked out from the management agreement — on collected rent. Card and ACH fees are recorded per property, so you see what collecting the rent actually costs, owner by owner.

### How fast can we start, and what does it cost?

You can test the full flow — rent collection, owner statements, vendor payments and reconciliation — in a sandbox before going live. Pricing is public: 1.4% per payment on a US-issued card plus $0.20 per authorization, payouts at 0.5% each ($1 minimum) plus $100 a month, and larger flows priced on volume, corridors and risk ([pricing](/pricing/)). Start with a free diagnostic of what your current month-end is costing you.

### Can this connect to the system we already use?

Yes. Collections and payment runs can be raised from your property management system rather than keyed in by hand — the [Payments API reference](https://docs.fynex.ai/payments-api/v1/docs) documents [collecting on a payment link](https://docs.fynex.ai/payments-api/v1/docs/hosted-checkout) and [paying vendors and owners](https://docs.fynex.ai/payments-api/v1/docs/payouts).

## Run the portfolio. *We'll make the month-end add up*

---

The AI finance layer for platforms and operators. It runs the money chain and keeps more of it in your business. One platform instead of a dozen.

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