Owner statement generator
Enter the opening balance, the management fee, and the month's income, expenses, and owner distributions, or import them from a ledger. The fee and the closing balance are calculated and checked a second way, and the closing balance carries into next month.
Your numbers and any ledger you open stay on this device. Nothing is uploaded.
Income
| Date | Description | Amount | |
|---|---|---|---|
| Total income |
Expenses
| Date | Description | Amount | |
|---|---|---|---|
| Total expenses |
Paid to owner
| Date | Description | Amount | |
|---|---|---|---|
| Total paid to owner |
Statement
What gets checked
- Opening balance plus income minus expenses, the management fee, and owner distributions equals the closing balance, recomputed a second way line by line.
- The management fee equals the rate times the fee-eligible income, recomputed a second way.
- The closing balance is not negative, and a warning shows when it is below the reserve.
- Warnings show for lines dated outside the period and for negative lines.
- When last month's statement is loaded, this month's opening balance equals last month's closing balance.
- On a ledger import, every data row of the file is either imported once or listed as left out once, and each imported amount is read from its cell a second time and compared, sign included.
- A ledger row that could not be imported (an unreadable date or amount, or a type that is not recognized) fails a check that names the row and stays on the statement until that row is dismissed or the import is removed. A dismissed row is recorded as a warning.
- When a ledger writes expenses with both signs, nothing is imported until the sign convention is chosen; rows written the other way are then listed as reversals.
How it works
- Enter the statement details. Type the owner, property, period, opening balance, and management fee percent. A reserve amount and a word that limits the fee to matching income lines (such as rent) are optional.
- Add the month's lines. Type income, expenses, and owner distributions, or open a .csv or .xlsx ledger and choose which columns hold the date, description, amount, and type. Type values that do not say which way the money went (such as payment, charge, credit, or deposit) are listed for you to assign. A row that cannot be read is listed with its reason and keeps the statement unverified until it is dismissed.
- Read the statement and its checks. Totals, the fee, and the closing balance appear with the verification certificate. A failed check is shown in red and exports are marked unverified.
- Print, export, and roll forward. Print or save as PDF for the owner, download Excel or CSV, and save the file. Start next month carries the closing balance into the next period and checks continuity.
Worked example
Maple Ridge Holdings LLC, 48 Alder Court, January 2026. Opening balance $500.00, an 8% management fee on income lines containing "rent", and a $300.00 reserve.
| Section | Date | Description | Amount |
|---|---|---|---|
| Income | 2026-01-03 | Rent - Unit 1 | $1,450.00 |
| Income | 2026-01-05 | Rent - Unit 2 | $1,300.00 |
| Income | 2026-01-05 | Late fee - Unit 2 | $50.00 |
| Expense | 2026-01-12 | Plumbing repair | $325.50 |
| Expense | 2026-01-20 | Landscaping | $120.00 |
| Paid to owner | 2026-01-25 | Owner distribution | $2,000.00 |
Income is $2,800.00 and expenses are $445.50. The fee is 8% of the $2,750.00 of rent, which is $220.00. Closing balance: $500.00 + $2,800.00 − $445.50 − $220.00 − $2,000.00 = $634.50, which becomes February's opening balance.
The example uses made-up names and numbers.
Questions
What is the management fee calculated on?
On all income lines by default. If a word is typed in the fee box, only income lines whose description contains that word are counted, ignoring upper and lower case. The statement shows the fee base next to the fee so the figure can be compared with the management agreement.
What does the ledger import expect?
A .csv or .xlsx file with a date column and an amount column. A type column with words such as income, rent, expense, repair, or distribution decides where each row goes. A type the tool does not recognize, or one that could mean either direction (payment, charge, credit, debit, deposit, check, or money given back), is never guessed: the page lists each such value once and you choose income, expense, paid to owner, or leave out. Without a type column, positive amounts are income and negative amounts are expenses. An amount followed by CR is read as money in and one followed by DR as money out. The column choices and the date style can be changed before the rows are added.
What if my ledger writes some expenses as negative and some as positive?
Then the file alone does not show which sign is the normal one and which is money a vendor gave back, so nothing is imported and a check fails. Choose "expenses are written as negative numbers" or "as positive numbers" on the import. Rows written the other way are then imported as reversals: money a vendor gave back becomes a negative expense line that reduces total expenses, and those rows are listed in a warning.
What happens to ledger rows that cannot be imported?
Each one is listed with its row number and the reason, and the statement shows as not verified, on screen, in print, and in exports. Type the row in by hand if it belongs and then dismiss it, or dismiss it as not belonging; each dismissed row stays on the certificate as a warning. Removing the import takes its rows and its checks back out. A row with a zero amount is only a warning.
How does Start next month work?
The closing balance becomes the opening balance, the period moves to the next calendar month, and the lines are cleared. The finished statement is kept alongside so the tool can check that the new opening balance equals the old closing balance.
How is the fee rounded?
All amounts are whole cents. The fee is the rate times the fee base, rounded to the nearest cent with half cents rounded away from zero.
Is anything uploaded?
No. The statement and any ledger you open are processed in this browser. A draft is kept in this browser's storage on your device so the page can be reopened.
This tool calculates and checks numbers. It is not legal, tax, or medical advice.