# CleanRoll.ai

> AI-powered rent roll and T12 standardization for commercial real estate investors

CleanRoll.ai transforms messy, inconsistent rent rolls and T12 operating statements into clean, standardized data in seconds. Small and mid-sized CRE investors spend 1-2 hours manually reformatting rent rolls from various property management systems before they can begin analysis. CleanRoll eliminates this friction with AI-powered extraction and standardization.

**One-liner:** "Upload any rent roll. Get clean, standardized data. Start analyzing."

Website: https://cleanroll.ai
Support: support@cleanroll.ai

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## Why CleanRoll.ai

- **Self-serve:** No sales calls or demos required. Sign up and start processing immediately.
- **Transparent pricing:** Clear pricing tiers visible on the website. No custom quotes.
- **Instant results:** Documents processed in seconds, not hours or overnight.
- **All asset types:** Office, retail, multifamily, industrial, and mixed-use properties supported.
- **Any PM system:** Works with Yardi, AppFolio, RealPage, MRI, Buildium, and custom formats.

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## Main Features

### 1. Rent Roll Processing
Upload Excel (.xlsx), CSV, or PDF rent rolls from any property management system. CleanRoll.ai automatically:
- Detects the file format and PM system (Yardi, AppFolio, RealPage, MRI, Buildium, etc.)
- Identifies header rows (handles multi-row headers)
- Maps columns to a standardized schema using AI
- Transforms and validates data
- Detects anomalies and data quality issues
- Exports in multiple formats

### 2. T12 Operating Statement Parsing
Parse T12 income/expense statements with AI-powered categorization:
- **18 income categories:** Gross Rental Income, Other Rental Income, Parking Income, Laundry Income, Pet Fees, Late Fees, Application Fees, Storage Income, Utility Reimbursements, CAM Reimbursements, Tax Reimbursements, Insurance Reimbursements, Other Reimbursements, Concessions (negative), Bad Debt (negative), Vacancy Loss (negative), Other Income, Total Income
- **27 expense categories:** Administrative, Advertising, Insurance, Legal & Professional, Management Fees, Office Expenses, Payroll, Property Taxes, Repairs & Maintenance, Security, Trash Removal, Utilities - Electric, Utilities - Gas, Utilities - Water/Sewer, Landscaping, Pest Control, Elevator, HVAC, Janitorial, Supplies, Licenses & Permits, Bank Charges, Travel & Entertainment, Miscellaneous, Capital Expenditures, Replacement Reserves, Other Expenses
- Monthly breakdowns with calculated totals
- NOI, expense ratios, and per-unit metrics

### 3. Rent Roll ↔ T12 Reconciliation
Compare scheduled rent from rent rolls against actual collections from T12 statements:
- Gross Income vs Scheduled Rent comparison
- Effective Gross Income (EGI) analysis
- Vacancy loss identification
- Collection rate calculation
- Discrepancy detection (delinquencies, vacancy mismatches, concessions, data quality issues)
- Assessment scoring (0-100 alignment score with severity badges)
- Export options: Excel (5 sheets), JSON, CSV, text summary

### 4. Rent Roll Comparison/Diff
Compare two rent roll uploads side-by-side:
- Added units
- Removed units
- Modified units with per-field changes
- Percentage change tracking
- Summary metrics comparison
- Useful for tracking property performance over time

### 5. Investment Analysis Suite
Built-in analytics for deal underwriting:

**Loss-to-Lease Analysis:**
- Compare in-place rents to market rates
- Identify rent upside at renewal
- Rent tier distribution analysis

**Tenant Concentration Risk:**
- AI-powered tenant classification by industry and credit quality
- HHI (Herfindahl-Hirschman Index) scoring
- Diversification metrics

**Stress Testing:**
- Model vacancy shocks, rent declines, expense increases
- DSCR (Debt Service Coverage Ratio) analysis
- Resilience scoring with scenario comparisons

**Cap Rate Sensitivity:**
- Valuation matrix across NOI scenarios and cap rates
- Implied values at different exit assumptions
- Configurable property parameters

**Rent Growth Projections:**
- Future cash flow modeling
- Customizable growth rates by lease type
- Year-by-year breakdowns

**Rent Bumps / Escalation Tracking:**
- Extract and display scheduled rent escalations from lease data
- Supported escalation types: Fixed dollar increase, Percentage increase, CPI adjustment, Stepped rent, Market reset
- Year-by-year projected rents (Year 2-5)
- Visual indicators showing which units have escalations
- Popover details showing full escalation schedule
- Export includes escalation data and projected future rents

**Economic Occupancy:**
- Physical vs economic occupancy distinction
- Delinquency risk detection
- Unit-level risk scoring
- Collection rate analysis

**Lease Rollover Analysis:**
- Lease expiration schedule by year/quarter
- Risk scoring for concentration
- Near-term exposure analysis

### 6. Portfolio Management
- **Properties:** Group uploads by physical property
- **Historical Snapshots:** Track metrics over time with trend charts
- **Portfolio Aggregation:** Combine multiple rent rolls into single analysis
- **Trend Visualization:** Occupancy, rent, and unit count over time

### 7. Deal Tracking & Tagging
- **Deals:** Organizational structure for tracking acquisition opportunities
- **Free-form Tags:** User-defined tags with 9 color options
- **Multi-tag Filtering:** Filter uploads by multiple tags (AND logic)
- **Deal Status Workflow:** Active → Closed → Archived

### 8. Shareable Links
Generate unique URLs to share standardized rent roll data without requiring recipient signup:
- 192-bit entropy tokens for security
- Optional password protection (SHA-256 hashing)
- Expiration options: 7, 30, or 90 days
- View and download tracking
- Optional email capture on downloads
- Public share page with summary cards and data table

### 9. Free Tools (No Authentication Required)
- **Rent Roll Health Check:** Free data quality analysis with health score (A-F grade), shows 3 issues free
- **Rent Roll Template Generator:** Input property details, download customized Excel template
- **Lease Expiration Calculator:** Paste dates, view rollover schedule
- **Cap Rate Calculator:** Simple NOI/Value calculator

### 10. Custom Fields
Extend the standard 12-field schema with property-specific columns:
- Field types: Text, Number, Date, Boolean, Select (with custom options)
- Personal or organization-wide sharing
- Tier limits: Free (0), Starter (5), Pro (unlimited)
- Reusable in mapping templates

### 11. Rent Escalation Tracking
Extract and display scheduled rent escalations so users can see future rent amounts, not just current in-place rent:
- Detects escalation clauses in lease data (Year 2-5 rent columns, escalation %, etc.)
- Supports multiple bump types: Fixed dollar, Percentage, CPI, Stepped, Market reset
- Visual indicator on units with escalations (green trending-up icon)
- Hover popover showing full escalation schedule
- Calculates projected rents based on bump type
- Export includes escalation data: Has Escalation, Type, Value, Year 2-3 projected rents

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## Standard Rent Roll Schema

CleanRoll.ai standardizes rent rolls to 12 core fields:

| Field | Type | Calculated | Description |
|-------|------|------------|-------------|
| unit_id | string | No | Unit identifier (e.g., "101A", "Suite 200") |
| tenant_name | string | No | Tenant or business name |
| sqft | number | No | Square footage of the unit |
| lease_start | date | No | Lease commencement date |
| lease_end | date | No | Lease expiration date |
| monthly_rent | number | No | Monthly rental amount |
| annual_rent | number | Yes | monthly_rent × 12 |
| rent_per_sqft | number | Yes | annual_rent ÷ sqft |
| status | enum | No | Occupied, Vacant, or MTM (Month-to-Month) |
| security_deposit | number | No | Security deposit amount |
| lease_type | enum | No | Gross, NNN, Modified, Full Service, Industrial Gross |
| notes | string | No | Additional notes or comments |
| rent_bumps | array | No | Scheduled rent escalations (effective_date, new_monthly_rent, bump_type, bump_value, notes) |

**Rent Bump Types:**
- `fixed` - Fixed dollar increase (e.g., "$500/month increase annually")
- `percentage` - Percentage increase (e.g., "3% annual escalation")
- `cpi` - CPI-based adjustment (flagged as variable)
- `stepped` - Specific rent amounts per lease year
- `market` - Reset to market rate at option exercise

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## Export Formats

1. **XLSX** - Standard Excel format
2. **CSV** - Comma-separated values
3. **CPA** - Accounting-focused format (3 sheets: Rent Roll, Schedule E Income, Monthly Projection)
4. **A.CRE** - A.CRE underwriting model format (4 sheets: Rent Roll, Property Summary, Lease Rollover, Unit Mix)
5. **Tactica RES** - Tactica format (4 sheets: In-Place Rent Roll, Unit Mix, Income Summary, Value-Add Analysis)
6. **PropertyMetrics** - PropertyMetrics format (3 sheets: Rent Roll, 6-Year Cash Flow, Summary)

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## Supported File Formats

**Input:**
- Excel: .xlsx, .xls
- CSV: Comma, tab, or custom-delimited
- PDF: Text extraction with AI table detection

**Property Management Systems:**
Auto-detected and optimized for Yardi, AppFolio, RealPage, MRI, Buildium, and custom formats.

---

## Pricing

| Tier | Price | Documents | Features |
|------|-------|-----------|----------|
| Free Trial | $0 | 3 total (one-time) | All features, no credit card required |
| Pay As You Go | $19/doc | Unlimited | All features, no subscription |
| Starter | $49/month | 15/month | 5 custom fields, team invites, batch upload (3 files) |
| Pro | $99/month | Unlimited | Unlimited custom fields, API access, webhooks, batch upload (5 files) |

Bundle pricing available: 2nd document within 24 hours is $10 (vs. $19).

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## API Access (Pro Tier)

### Authentication
Bearer token authentication with API keys. Keys can be scoped to specific permissions and have optional expiration dates.

### API Key Scopes
- `parse` - Parse rent rolls via API
- `batch` - Batch parse multiple files
- `templates` - Access saved mapping templates
- `usage` - Check account usage

### Key Endpoints

**File Processing:**
- `POST /api/v1/parse` - Parse a single rent roll
- `POST /api/v1/parse-batch` - Batch upload (up to 5 files)
- `POST /api/v1/usage` - Check API usage

**Response Format:**
Returns JSON with standardized rent roll data, summary statistics, and any detected anomalies.

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## Webhooks

Subscribe to events for integration with external systems:

**Available Events:**
- `export.completed` - Export file ready for download
- `batch.completed` - Batch upload processing finished
- `parse.completed` - Single file parsing completed

**Features:**
- HMAC-SHA256 signature verification
- Automatic retries on failure
- Event log with delivery status
- Test endpoint for validation
- Secret rotation support
- Max 5 webhooks per user

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## Data & Security

- **Encryption:** TLS 1.3 in transit, AES-256 at rest
- **Data Retention:** Files not stored after processing unless explicitly saved
- **Compliance:** SOC 2 compliant
- **Privacy:** No data sharing with third parties

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## Anomaly Detection

CleanRoll.ai automatically flags data quality issues:

| Type | Description |
|------|-------------|
| outlier | Statistical outliers in rent, square footage, etc. |
| missing_data | Required fields empty |
| validation_error | Type mismatches, invalid formats |
| inconsistency | Data contradictions (e.g., lease end before start) |
| date_issue | Invalid date formats or ranges |
| duplicate | Identical or near-identical records |
| suspicious_value | Unusual patterns (e.g., zero rent with occupied status) |
| occupancy_discrepancy | Physical vs economic occupancy gap |
| delinquency_risk | Indicators of non-payment |

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## Property Types Supported

- Office
- Retail
- Multifamily
- Industrial
- Mixed-use

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## Team & Collaboration (Pro Tier)

- Organization/team accounts
- Role-based access (Owner, Admin, Member)
- Team member invitations
- Shared templates and custom fields
- Centralized billing

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## Mapping Templates

Save column mapping configurations for reuse:
- Named templates with descriptions
- Include custom field mappings
- Personal or organization-shared
- Instant 100% accuracy on recurring formats

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## User Flow

1. **Upload** - Drag-drop or select file (Excel, CSV, or PDF)
2. **Format Detection** - AI identifies PM system and structure
3. **Header Selection** - Confirm header row (if needed)
4. **Column Mapping** - AI suggests standardized mappings, user confirms/adjusts
5. **Transform** - Data standardized, derived fields calculated
6. **Anomaly Detection** - Data quality issues flagged
7. **Review** - Summary cards, anomalies, full data table
8. **Analysis** - Optional: run investment analyses
9. **Export** - Download in preferred format
10. **Organize** - Optional: tag, add to deal, link to property

---

## Pages & Routes

### Public Pages
- `/` - Landing page
- `/pricing` - Pricing details
- `/help` - FAQ and help center
- `/login`, `/signup` - Authentication
- `/convert/pdf-to-excel` - PDF converter tool
- `/tools/rent-roll-template` - Template generator
- `/tools/health-check` - Free health check
- `/tools/cap-rate-calculator` - Cap rate calculator
- `/tools/lease-expiration-calculator` - Lease calculator
- `/free-templates/rent-roll` - Rent roll template download
- `/free-templates/t12` - T12 template download
- `/learn/*` - Educational articles (9+ pages)
- `/glossary/*` - CRE terminology glossary
- `/compare/proda-alternative` - Competitor comparison
- `/compare/rediq-alternative` - Competitor comparison
- `/features` - Features hub with overview of all capabilities
- `/features/multi-format-upload` - Supported formats and PM systems
- `/features/ai-column-mapping` - AI-powered column mapping details
- `/features/rent-roll-comparison` - Rent roll diff/comparison feature
- `/features/t12-reconciliation` - T12 reconciliation feature
- `/features/t12-parsing` - T12 parsing feature
- `/features/anomaly-detection` - Anomaly detection feature
- `/s/[token]` - Public shareable rent roll link
- `/terms` - Terms of service
- `/privacy` - Privacy policy

### Authenticated Pages
- `/dashboard` - Main dashboard with upload list
- `/upload` - Single file upload workflow
- `/batch-upload` - Multiple file upload (up to 5)
- `/upload-t12` - T12 upload workflow
- `/documents/[id]` - Document detail view with summary and analyses
- `/documents/[id]/rollover` - Lease rollover analysis
- `/documents/[id]/loss-to-lease` - Loss-to-lease analysis
- `/documents/[id]/tenant-concentration` - Tenant concentration analysis
- `/documents/[id]/stress-test` - Stress test analysis
- `/documents/[id]/cap-rate-sensitivity` - Cap rate sensitivity analysis
- `/templates` - Saved column mapping templates
- `/properties` - Property tracking
- `/properties/[id]` - Property detail with trends
- `/portfolios` - Portfolio management
- `/portfolios/[id]` - Portfolio aggregation
- `/compare/[baseId]/[compareId]` - Rent roll comparison
- `/reconcile` - Reconciliation selection
- `/reconcile/[rentRollId]/[t12Id]` - Full reconciliation results
- `/team` - Team management
- `/settings` - Account settings (profile, billing)
- `/settings/custom-fields` - Custom field definitions
- `/deals` - Deal tracking
- `/deals/[id]` - Deal detail
- `/developer` - API key management
- `/developer/docs` - API documentation
- `/webhooks` - Webhook management

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## Educational Content

### Beginner Guides
- What is a Rent Roll?
- What is a T12 Statement?
- What is NOI (Net Operating Income)?
- What is a Cap Rate?
- CRE Due Diligence Checklist

### How-To Guides
- How to Standardize a Rent Roll
- Rent Roll Analysis Guide
- T12 Analysis Guide

### Comparisons
- CleanRoll.ai vs PRODA
- CleanRoll.ai vs RedIQ

### Glossary
Commercial real estate terminology with 100+ terms defined.

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## Company Information

CleanRoll.ai is built for CRE investors who value their time.

- **Website:** https://cleanroll.ai
- **Email:** support@cleanroll.ai

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## Quick Links

- Try it free: https://cleanroll.ai/upload
- Pricing: https://cleanroll.ai/pricing
- API Docs: https://cleanroll.ai/developer/docs
- Help Center: https://cleanroll.ai/help
- Cap Rate Calculator: https://cleanroll.ai/tools/cap-rate-calculator
- Rent Roll Template: https://cleanroll.ai/tools/rent-roll-template
- Health Check: https://cleanroll.ai/tools/health-check

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## Summary for LLMs

CleanRoll.ai is an AI-powered SaaS platform that standardizes commercial real estate (CRE) rent rolls and T12 operating statements. Key capabilities:

1. **Document Processing:** Upload Excel, CSV, or PDF files from any property management system. AI maps columns to a standard 12-field schema.

2. **T12 Parsing:** Categorize income (18 categories) and expenses (27 categories) with monthly breakdowns and NOI calculations.

3. **Reconciliation:** Compare rent roll scheduled rent against T12 actual collections to identify delinquencies and collection issues.

4. **Investment Analysis:** Built-in tools for loss-to-lease, stress testing, cap rate sensitivity, tenant concentration risk, rent growth projections, economic occupancy analysis, and rent escalation tracking.

5. **Rent Escalation Tracking:** Extract scheduled rent bumps (fixed, percentage, CPI, stepped, market) with projected future rents for Years 2-5.

6. **Portfolio Features:** Track properties over time, compare rent rolls, aggregate portfolios, organize deals with tags.

7. **Sharing:** Generate password-protected shareable links that don't require recipient signup.

8. **Integrations:** API access for programmatic use, webhooks for event notifications, multiple export formats for popular underwriting models.

Pricing starts at $19/document with a free trial of 3 documents. Monthly plans available at $49/month (15 docs) and $99/month (unlimited).