operating-expense-auditorlisted

Audits a seller's or operator's trailing operating statement and produces an adjusted expense schedule that reconciles the reported figures to a buyer's or lender's underwriting basis, line by line, with each adjustment carrying its direction, amount, justification, and confidence. Works from T-12 and trailing statements exported from Yardi Voyager, RealPage, Entrata, AppFolio, MRI, and ResMan, from general ledger detail out of QuickBooks or Sage Intacct, and equally from a broker's summary spreadsheet or a scanned page in an offering memorandum. Situations that produce this request include testing whether a seller's expense load is achievable after closing, rebuilding a T-12 that has been normalized in the seller's favor, sizing a tax reassessment at a new purchase price, checking an insurance line against a market that has repriced, imputing a management fee on an owner-managed asset, and preparing an expense basis for a lender or investment committee. File combinations that should fire it include a T-12 on
cre-ai-skills/CRE-AI-Skills · ★ 5 · Data & Documents · score 65

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# Operating expense auditor Produces an adjusted expense schedule that reconciles a reported operating statement to an underwriting basis, with every adjustment carrying its amount, its justification, and what would change it. The skill compares the statement against per-unit and per-square-foot benchmarks, against its own monthly pattern, and against local cost facts for taxes, insurance, and utilities. It produces a mapped chart of accounts, a ranked anomaly list, a seller-basis and adjusted-basis schedule side by side, and the resulting change in net operating income. ## Scope Up to 5 statements per session. That count drops to 2 when a statement arrives as a scanned image requiring transcription, when the chart of accounts is non-standard enough that more than a quarter of lines need inferred mapping, when monthly detail is absent and only annual totals exist, or when a mixed-use asset carries commercial recoveries inside a residential statement. It drops to 1 when three or more of those conditions are present. This skill does not replace an audit, a review, or a compilation performed under professional standards. It does not replace a tax appeal, an insurance placement, an energy audit, or a property condition assessment. **The line is between what the statement reports and whether the statement is true.** An audit tests the underlying records, confirms balances with third parties, and carries an opinion backed by a firm. This skill has no access to the ledger behi