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Lease Detect
Check a lease

A managed dispute desk for multi-site lease portfolios

You give us the portfolio. We give you back the money the lease says is yours.

Sixty leases, forty landlords, sixty different objection windows, and nobody in your company reads the reconciliation statements. Hand us the leases and the statements. We find what the landlord billed outside the lease and run the dispute to a credit, in your name.

Check one lease, freeSee a finished portfolioNo card. One number from your own documents, in minutes. On contingency routes nothing is due until the landlord confirms a credit.
The mockup report · one lease

The statement includes $14,200 the lease does not appear to permit.

Northgate Crossing Owner LLC · managed by Brixline Property Services · NNN retail · received 14 Aug 2026 · 2,400 sf of 58,250 sf GLA

Theoretical gross recoverable$14,200A $7,400 · B $4,600 · C $2,200
Expected recovery$8,290Weighted A 72% · B 50% · C 30%
Net for you, contingency$6,220After a $2,070 expected fee
Objection windowCloses 13 Oct 2026 · 32 days · never masked
RouteOPEN · §6.5 is silent on contingency and asks no CPA for the desk review
Grade A · R04 · Fees · shown in full$1,140

Administrative fee applied to taxes and insurance

The lease provides · §6.3(b), p. 31"The Administrative Fee shall be computed on Controllable Operating Expenses only and shall not apply to Taxes, Insurance or Utilities."

The statement includes · line 14, p. 2Administrative fee (15%) on a $832,600 base that includes $148,000 of taxes and $36,400 of insurance

Excluded base $184,400 × 15% = $27,660 · share 4.12% (§1.4) · billed over the lease $1,140

6 findings across 5 error familiesA sample retail lease with invented figures. Your report shows the same lines from your own documents.Check one lease, free
2 to 5%of billed operating expenses is typically recoverable on reviewPractitioner consensus, tenant-side firms
10 familiesof error: denominator, capital, fees, cap and gross-up, exclusions, tax, insurance, true-up, service line, proceduralLease Detect error taxonomy
$1.5Mpass-through pool at fifty sites and $30,000 of average CAM; 2 to 5% recoverable is $30,000 to $75,000 a year, and the same errors repeat across the open look-back yearsPortfolio arithmetic, illustrative
$7,410overbilled to a 12% tenant when a $65,000 HVAC replacement is expensed instead of amortisedIllustration: a capital item expensed instead of amortised

What you see in minutes

One number from your own statements, and the two lines behind it.

The scan returns the total contestable across the sites you uploaded, with its qualifier; the two largest findings in the clear, each with the site and the amount; the rest as masked rows with their count; the earliest objection window in days and as a date; and the route and the price, decided by the audit clause in each lease rather than by a pricing page.

What the numbers say2 to 5%of billed operating expenses is typically recoverable. Practitioner consensus; we do not use the industry’s error-rate claims.Every figure carries its qualifier: theoretical, expected, net, provable. The deadline is never masked.Sources: IREM Income/Expense IQ, October 2024 (2023 data); BOMA Experience Exchange Report; the Lease Detect rule catalogue, built on the practice of tenant audit firms. We do not use the industry’s error-rate claims (a share of statements with errors, a typical overcharge) because no independent primary source exists.

What a portfolio sees

Every location, every statement, every year, checked before accounts payable pays.

What a portfolio sees · 24 locations, illustrative

$61,400credited this year

  • Checked19
  • In dispute7
  • Credited11
  • Awaiting statement5

Every statement and estimate checked, letters drafted, one contract. Landlord scores and peer benchmarks are shown to clients only.

Next deadlinesAP gate on
  • Plano TX · Suite 14037 days
  • Mesa AZ · Unit 1241 days
  • Tulsa OK · Bay 358 days
  • Katy TX · Suite 874 days

How it works

  1. 1Hand us the portfolioThe leases and the reconciliation statements for the sites you want to test. Five representative sites is the normal first bite; a CSV of locations and a bulk upload is the normal path for the rest. Or forward the landlord’s emails.
  2. 2The lease decides the routeWe read each lease first: the denominator, the caps, the gross-up, the fee bases, the capital treatment and the audit clause, each with its page. The clause tells us which sites we can take on contingency, which on a flat fee, and which your own team sends with our file.
  3. 3One number, in minutesThe total contestable across your sites, with its qualifier. The two largest lines in the clear, with the site and the amount. The rest masked until you decide. The earliest window, in days and as a date.
  4. 4We run the dispute in your nameRecords requests, letters and the landlord exchanges, all in your name and in a factual register with no legal conclusions, so the relationship survives the dispute. You sign each letter and receive the credit. Where a lease will not let us act, your team sends what we prepare.

The free scan shows

  • The total contestable across the sites you uploaded, with its qualifier
  • The two largest findings in the clear: the check, the site, the amount
  • The rest as masked rows, with the count, until you decide
  • The earliest objection window, in days and as a date, never masked
  • Which sites we can take on contingency, which on a flat fee, and which your team runs, with the clause reason for each
  • The price per route, decided by your leases rather than by a pricing page

Built for operators with fifty or more sites

  • Dental service organizations
  • Medical groups and physician practices
  • Multi-unit franchisees
  • Franchise platform companies
  • Restaurant and fitness groups
  • Specialty retail chains
  • Auto-service networks
  • Veterinary and childcare groups

Fifty or more sites is the core; ten to forty-nine works with lighter onboarding; under ten runs in self-service. Landlords, national chains with in-house audit teams and tenants in default are not served.

Lease Detect