The platform
How all of it actually works.
Every mechanism, written out. No feature matrix — just what the system does and how, in the words your controller would use.
Entities & intercompany
The legal entity is a first-class object.
Every entity keeps its own books, its own owners, and its own relationship to the others. Nothing about that is a reporting dimension bolted onto a property.
One transaction, booked reciprocally · due-to nets against due-fromNet 0.00
- Reciprocal booking
- Every intercompany transaction posts to both legal entities at once. Due-to and due-from net to zero without a month-end true-up.
- Consolidation
- Consolidation groups with eliminations computed from the reciprocal postings. Pivot by entity, property, portfolio, or any dimension you define.
- Dimensions
- Tag transactions across the axes your reporting actually needs, and slice by any of them afterwards.
- Entity setup
- Adding one is a form. The intercompany relationships, ownership and consolidation follow from it.
Ownership & capital
Cent-exact, however deep the structure goes.
Ownership nests as far as the deal requires. Capital accounts are a subledger with typed tiers, and every distribution resolves through the full chain rather than stopping at the entity holding title.
- Multi-tier ownership
- Structures nested to whatever depth the deal was papered at, with each tier resolving to the one above it.
- Capital accounts
- Contributions, preferred return, promote and residual as typed, versioned tiers per entity. Bitemporal: effective date and recorded date both kept.
- Waterfalls
- Return of capital, pref, catch-up, residual splits — computed per distribution, with the remaining-to-distribute shown at every tier.
- Largest-remainder allocation
- Distributions allocate cent-exact. No rounding drift to chase at year end.
- Manual where you want it
- The cap table can be typed by hand. Deriving it from capital is a per-entity opt-in, never a prerequisite.
- Beneficial owner reporting and investor statements
- Income resolved through the whole ownership chain; per-owner statements generated from the ledger rather than assembled by hand.
Expense recoveries
CAM reconciliation, with every lease term applied.
The run is automatic and the review is yours. Each mechanism below is applied per lease against the actual pool — not approximated, and not left for a spreadsheet.
- Gross-up
- To a target occupancy, per pool. Each lease carries its own participation flag, because not every lease agreed to it, and the factor never falls below 1.0.
- Base year
- Deducted per lease before the share is taken.
- Caps
- Annual, cumulative compounding, or none — with per-lease overrides where the lease negotiated something different. Measured against the prior period.
- Pro rata share
- By negotiated percentage where the lease states one, falling back to rentable square footage where it does not.
- Administrative fees
- Applied at the pool level.
- Day-count proration
- For leases that started or ended mid-period, by actual days active.
- True-up
- Recoverable share against estimates actually billed, to the cent. Next year’s estimates proposed from the result, as an amendment you approve.
- Exclusions
- At the lease level and at the individual journal-line level, so a single miscoded invoice can be pulled without unpicking the pool.
Leases that cannot be allocated, and caps that have no prior-period figure to measure against, come back flagged. Nothing is silently zeroed — a reconciliation that quietly rounds a problem away is worse than one that stops and tells you.
Contract accounting
The agreement is the source. The accounting follows.
Leases and management agreements alike. Enter the terms once and the transactions generate from them for the life of the contract.
- Typed terms
- Amounts in cents, escalations as rules, options as key dates. Overlap and gap errors caught at entry, before they become a restated month.
- Amendments
- Layered on top of the original terms and resolved as of any date you ask — the schedule, the rent roll and the recovery run all read the same answer.
- Billing schedules
- Generated from the contract terms — escalations, steps, free rent, proration, and mid-term amendments.
- CPI escalations
- Driven by the BLS index feed, ingested on a schedule and stamped for audit. The escalation is proposed the day the index prints, with the floor and cap applied.
- Fair market value resets
- On options and ground leases, tracked as terms with their notice dates attached rather than as a reminder in someone’s calendar.
- Percentage rent
- Sales breakpoints, natural and artificial, with the reporting periods and true-ups that go with them.
- Late fees
- As a rule with its grace period attached, applied on the schedule rather than by whoever remembers.
- Management fees
- Calculated and posted from the management agreement on the same machinery as rent — a fee-manager’s agreements bill themselves.
- Straight-line rent
- Per ASC 842, calculated and posted automatically — including on amendment, which is where most systems quietly stop.
Banking
Reconciliation at the journal line, not the balance.
Matching happens against the individual line, which is the only level at which a break is findable rather than absorbable.
- Bank feeds and statement import
- Balances and transactions arrive from the feed; statements import and match against it, rather than being keyed from a PDF.
- Matching rules
- Prioritised and scoped per bank account, matching on amount, direction and whatever conditions you define.
- Suggest or apply
- Start a rule in suggest-only mode and promote it to automatic once you have watched it work. The agent judges the tail your rules leave behind.
- A logged application history
- Every automatic match records which rule fired, on which transaction, and what it did. When an auditor asks why a line cleared, there is an answer.
- Payments in and out
- Vendor payment runs with approval, ACH export and bill pay; receipts matched back from the feed.
The close
One close per period. Checks, not checklists.
Twelve checks re-run against the ledger until they pass. Close freezes a versioned package; reopen supersedes it and the re-close diffs it. Nothing is tied out in Excel.
- A check registry
- Ledger integrity, sub-ledgers tied to the GL, bank accounts reconciled through month-end, intercompany reciprocity at 0.00, every engine posted. Each module contributes its own checks.
- Block, warn or off
- Per check. Overrides need a reason and a role, and the override is recorded in the package.
- Tasks and sign-offs
- From templates you define. Prepared and reviewed by different people, always.
- Engines run on period end
- Loan accruals, depreciation, straight-line adjustments post when the period ends, so the reviewer sees the final numbers, not a draft.
- The close package
- Trial balance, statements, agings, bank recs, the intercompany matrix, checks and sign-offs, frozen and versioned.
- Batch close
- Close every ready entity in one action; a group is closed when all its members are.
Treasury & debt
Cash, covenants and maturities on one screen.
Bank balances arrive from the feed. Loan schedules post their own interest and principal, split to the property. SOFR arrives from the New York Fed and the reset happens on the date the note says.
- Cash position
- Every account, every bank, restricted and escrow separated, as of the last sync.
- Amortization
- Level payment, interest-only, IO-then-amortizing, balloons, custom schedules. Accruals post at period end into the property’s P&L.
- Rate resets
- Floating loans reset against the published index on the contractual date; the rate history is kept.
- Covenants
- DSCR and LTV computed from the ledger and tested each period; a breach is a work item before it is a letter.
- Escrows, fees, swaps, guarantors, amendments
- Modelled on the loan, posted through the same engine.
- Maturities
- Key dates long before they are problems; the agent drafts the refinance brief.
Deals
From letter of intent to a posted closing entry.
Acquisitions, dispositions and internal transfers move through the stages you define, with critical dates counting down and approvals on every transition.
- Pipeline
- Configurable stages with requirement sets; the board shows what is blocking each deal.
- Critical dates
- Earnest money, due diligence, financing contingency, title, inspection, closing — relative to each other, with Needs Attention warning ahead.
- Approvals
- Stage transitions gated by the same approval rules that gate a payment run.
- The closing engine
- The settlement statement becomes the journal entry. The legal entity, property, parcels, fixed-asset shells, loan, in-place leases and management agreement are created from the deal, files included.
- Dispositions and internal transfers
- Sold status, derived gain or loss, intercompany at price or at book value.
Controls & approvals
A record that survives the org chart.
Approvals route the way your organisation is actually shaped, and the history stays intelligible long after the people and the rules have changed.
- Routing conditions
- By amount, legal entity, property, GL account, vendor — in any combination, with equals, in, greater than, less than and between.
- Sequential steps and N-of-M
- Chain as many steps as the transaction warrants; require two of three partners on a step. Assign approvers by role or by name.
- Submitter scoping
- A rule can apply only to particular submitters — including the agent — so a clerk’s invoice, a controller’s and the agent’s take different paths.
- Payment run approval
- Runs are approvable in their own right, so the control sits on the money moving and not only on the paperwork behind it.
- Approvers frozen at submission
- The approver list is snapshotted the moment a request is raised. Change the rule next quarter, or lose the person who signed, and the record still shows who was required and who did.
- Audit log
- Who changed what, when, and what it was before — a person, an API key or the agent.
Documents & requests
A filing system, and an inbox that becomes a record.
The convention is defined once for the organisation and inherited by every record of that type. Nobody invents a structure, and nobody has to remember one.
- A taxonomy per record type
- Legal entities get formation, tax, compliance and insurance. Properties get title, inspections, insurance and due diligence. Contracts, loans, assets and counterparties get theirs.
- Logical, not physical
- Folders are structure, not storage paths. Renaming one moves nothing and breaks nothing; deleting one leaves its files unfiled rather than gone.
- Deal to property
- When a deal closes, its documents carry across into the matching folders. Nothing is re-filed at closing.
- Requests from email
- Inbound mail becomes a tracked request automatically — numbered, assigned, sender verified, replies threaded, attachments captured, linked to the property and contract it belongs to.
Needs Attention & the agent
The sweep runs whether anyone remembers or not. Then the agent works it.
Every entity, property and contract, every night. Exceptions are surfaced, ranked and explained — and the ones with a safe answer are already handled before your controller opens the laptop.
- A nightly sweep
- Each module contributes what it knows how to detect, so coverage grows with the system rather than depending on a report somebody built once.
- Ranked, with context
- Items arrive explained and linked to the record where they get resolved. An item leaves when the system re-checks and the condition is no longer true — there is no mark-as-done.
- Deterministic resolvers
- Missing periods, diagnosed posting retries, overdue reminders: fixed by code, no model involved, no cost.
- Judged resolvers
- Bank matching, mirror entries, coding: your rules first, a model on the tail. Below your cap it posts; above it, it proposes and waits.
- Advisory resolvers
- Renewal briefs, vendor inquiries, refinance memos: drafted and attached. You send them.
- Why it may post
- Journals are immutable and period-gated, so the agent can only create documents that go through the same posting engine and approval rules as a person. A mistake is a reversal with a name on it.
- Trust, one resolver at a time
- Each resolver starts proposing. You promote it to acting within caps when you have watched it. The agent is its own principal with its own key, scopes and audit trail.
Migration
Fast because a second attempt costs an afternoon.
Mapping is the slow part of every migration, and one-shot loads are why everyone moves carefully. Neither is true here.
- AI-proposed mapping
- The legacy chart of accounts is mapped by proposal rather than by hand, account by account.
- Approved before applied
- Your controller signs off on the mapping. Nothing is applied on the strength of a suggestion.
- Loaded through the product API
- No bespoke script and no privileged back door, so every migrated transaction passes the same validation as a hand-entered one.
- Repeatable
- Run your data, review the reconciliation, throw it away, run it again. Most migrations get one attempt because the second means restoring a database.
- History tiers
- Standard brings certified close balances plus current-year detail, with full history queryable and read-only. Extended brings three years of detail live. Full brings perpetual detail, scoped per portfolio.
- Fixed fee
- Reconciled to your last certified close.
API & your data
There is no privileged path.
Every screen in Acreum calls the same versioned REST API you do. Nothing is hidden from you, and nothing about reading your own ledger is a line item.
- Issue your own keys
- Create, scope, rotate and revoke from the admin console. Scope a key to a single legal entity or to the whole organisation.
- Real key security
- Keys are hashed and shown once. A key can never be issued with permissions its creator does not hold.
- Rate-limit tiers
- Set per key, so an integration cannot crowd out the people using the product.
- Your data, elsewhere
- Warehouse it, point your BI at it, connect what you already run. No per-interface licence and no request form.
- Agent-ready
- The agent is a principal like any other: its own key, its own scopes, never more than the role it acts for. The guardrail is the permission model, not a prompt.
See it against your own numbers.
Thirty minutes on a live system with the people who built it. No slides.