The platform
How all of it actually works.
Every mechanism, written out. No module list, 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.
- 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
- Pivot by entity, property, portfolio, or any dimension you define — not a hierarchy fixed at implementation.
- 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 & distributions
Cent-exact, however deep the structure goes.
Ownership nests as far as the deal requires, and every allocation 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.
- Largest-remainder allocation
- Distributions allocate cent-exact. No rounding drift to chase at year end.
- Beneficial owner reporting
- Income resolved through the whole ownership chain, not just the entity on the deed.
- Investor statements
- 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.
- 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.
- Billing schedules
- Generated from the contract terms — escalations, steps, free rent, and mid-term amendments.
- CPI escalations
- Driven by published index data ingested on a schedule and stamped for audit. A CPI bump is a calculation, not an email thread.
- 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.
- Straight-line rent
- Per ASC 842, calculated and posted automatically — including on amendment, which is where most systems quietly stop.
- Term validation
- Overlap and gap errors caught at entry, before they become a restated month.
Banking & close
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.
- Statement import
- Bring the statement in and match against it, rather than keying 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.
- 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.
- FIFO settlement
- Applied consistently across receivables and payables.
- Accounting periods
- Open and close, so a closed month stays closed.
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
- Chain as many as the transaction warrants, in the order you set.
- N-of-M approval
- 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, so a junior clerk’s invoice and a controller’s take different paths. Segregation of duties in the data model.
- 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.
- One vote, one open request
- Nobody approves twice, and a document cannot have two live approval requests. Enforced by the database, not by convention.
- Audit log
- Who changed what, when, and what it was before.
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 get PSA documents, pre-closing, closing, post-closing, title and loan documents. Counterparties get KYC, agreements, the W-9 and correspondence.
- Custom folders
- Add your own, nested a level deep where it helps.
- Logical, not physical
- Folders are structure, not storage paths. Renaming one moves nothing and breaks nothing.
- Deleting is safe
- Remove a folder and its files survive as unfiled rather than disappearing.
- Deal to property
- When a deal is promoted to a property, 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, with replies threaded back onto the same thread and attachments captured, linked to the property and contract it belongs to.
The Action Center
The sweep runs whether anyone remembers or not.
Every entity, property and contract, every night. Exceptions are surfaced, ranked and explained before your controller opens the laptop.
- A daily 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, not as a list of alerts.
- Examples
- A property tax bill not yet recorded. A CPI escalation that should have billed. A recovery pool that cannot allocate a lease. A bank line uncleared for weeks.
- It never posts
- The agent ranks, explains and drafts. It does not post journal entries, approve payments or move money. Your ledger moves when a person moves it, and the audit log names them.
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.
- Public documentation
- Published and unauthenticated, at api.acreiq.io/docs. Verify the claim without talking to us.
- 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
- A curated read-only reporting layer with least-privilege access, so an agent can answer questions about the portfolio without the ability to touch a journal entry. The guardrail is the permission model, not a prompt.
See it against your own numbers.
Thirty minutes, a live system, and your actual entity structure. No slides.