Every property runs on five or six supplier contracts — cleaning, lifts, maintenance, security, grounds — and every month invoices arrive that nobody compares line by line against what was signed. Qori reads the contract and checks every line. Whatever is overcharged you either absorb yourself, or have to justify to the people who pay it.
The contract is signed once; the invoices arrive every month. In between there are index-linked uplifts, services the board cancelled, areas that changed, and repairs already covered by the fee. Nobody compares them. It's never one big error — it's small ones, every month, in every building.
Taloyhtiö, bostadsrättsförening, borettslag, ejerforening, or a rental portfolio you own outright — different names, the same structure underneath: an elected board, an external manager, a stack of supplier contracts, and a general meeting that has to approve the accounts.
Index-linked uplifts above the agreed cap, cancelled services still invoiced, inflated areas, work already covered by the fee charged again. On owned rental stock it comes straight off net income; on vacant units you pay the full charge yourself.
You may only recover the proper and actual cost of the services — never more. So an overcharge you didn't catch is one you either eat, or pass on and then have to defend line by line when a tenant or a shareholder queries the year-end account.
Published Nordic statistics and industry research — not our own findings. The source is named under each figure.
Operating and maintenance costs for Finnish housing companies rose 10.6% in a single year — the fastest-rising line after property tax.
Tilastokeskus · Asunto-osakeyhtiöiden talous 2024Swedish housing associations have reported growing concern about their finances five years running, with fee increases the single biggest fear.
SBC · Sveriges BostadsrättsrapportIn nearly half of the Finnish housing companies surveyed, the manager may pay every invoice with no separate board approval process at all.
Kiinteistöliitto Uusimaa · member surveyContract compliance audits typically recover 2–4% of the transaction value they examine, through overbillings and billing errors.
apexanalytix · HyperstartNo integration, nothing to install, no access to your management software. You send what you already have as PDFs and Qori does the comparison.
The current contract for each supplier: cleaning, lifts, maintenance, security, grounds. One PDF per supplier, exactly as you have it filed.
Qori extracts the rates, the scope and the review clause from the contract, then checks every line of every invoice against what was actually agreed.
Line by line: what was billed, what was agreed, the € gap, and the exact clause behind every flag. Ready to take to the supplier, the tenant, or the year-end account.
We never connect to your property management system, your accounts, or any bank. You send documents — that's the whole integration.
Qori flags and explains. Claiming, withholding or renegotiating is your decision and your action. We can't touch a payment.
Each finding cites the contract clause and the invoice line it came from. Nothing on faith — anyone can check it, including a board member or a tenant who queries the charge.
Every flag is checked against the text of the contract and cites the clause it failed — not an estimate, not a black box.
The contract caps the annual review at CPI and the supplier applies more, applies it early, or applies it twice in the same year.
A quarterly clean the board cancelled, a summer cover arrangement that ended. The line stays on the invoice for years.
Square metres, entrances, parking spaces or lifts billed above what the building actually has.
Faults and inspections the full-service maintenance fee already covers, charged again as extra work.
The same call-out or repair invoiced in two different months, or under two different descriptions.
Weekend rates applied on a weekday, senior rates for junior work, unit prices that don't match the signed schedule.
The same suppliers, the same framework contracts, the same errors repeated property after property. A €200 a month overcharge in one building is an anecdote. The same error across forty is €96,000 a year of NOI — and at a 5% yield, roughly €1.9 million of asset value. In this business cost recovery isn't a cost line. It's a valuation line.
The price should always be a fraction of what we find — and you'll see the found number before committing to anything.
Send the contract and three invoices for a single property. We return the number line by line. No commitment, no card.
Continuous checking of every invoice that comes in, on a monthly fee per property set well below what we keep finding.
The current contract for each supplier and three months of their invoices, as PDFs, exactly as you have them filed. Nothing connects to your management software.
They procure the contracts and administer the payments — which is a different job from reconciling every invoice line against the clause it should follow. Their systems record what was paid and to whom; they don't read the contract. And where a manager's fee is set as a percentage of spend, the incentive to hunt for overcharges runs the wrong way. We're not replacing them; we're the check.
Three reasons. You carry the full charge yourself on every vacant unit. You may only recover the proper and actual cost of the services, so an error you passed on is one you may have to credit back. And total occupancy cost is what a tenant compares when they decide whether to renew — an inflated charge is a letting problem, not just an accounting one. On owned rental stock the question doesn't arise at all: the overcharge is simply yours.
The report cites the clause; it doesn't accuse anyone. Most of these errors are administrative — a service nobody cancelled, an uplift miscalculated, a job sheet duplicated. Presented with the contract in hand, they're almost always corrected without conflict.
We're new, and we're working with a small number of founding landlords on purpose. We'd rather earn it with the number from your own check than with a wall of logos. The proof is the € that turns up in your invoices — and that first check is free.
Tell us a little about your portfolio and we'll send the short list of documents. You'll have the line-by-line number in days — read-only, no commitment.