Finances

Home scorecards, income, expenses, ingestion, financing, tax, rent floors, and portfolio performance.

What it is — the money side of a home, at /app/finances: one transaction-first view of everything spent and received, upcoming regular costs, and the year-end expectation. Rental and mixed-use Homes additionally show income and cash flow; advanced tax and return analysis stays in Performance details.

RenovAI is free for everyone during the beta — there’s no billing or payment UI yet. This page is about your properties’ money, not paying RenovAI.

The ledger

Every entry has a direction (in/out), a category, a status, and optionally a linked home, project, or source document. Recurring items (condo fees, insurance, utilities) carry their recurrence and explicit price periods, including fixed-price duration, commitment dates, and free periods. When a fixed period ends without a replacement bill, the last known price carries forward as an estimate and stays visibly distinguishable from a confirmed price.

Amounts change over time. When the condo fee rises, you don’t edit the item — you record a new amount from a date. The item becomes a step function: every historical number stays true, and annual totals for any year come out right.

From document to ledger

Upload an invoice, receipt, or statement on the Finances page (it lands in the document vault) and RenovAI reads it, extracting the amounts as draft lines. You can also forward bills or statements to the personalized workspace or Home email shown in the ingestion screen. RenovAI retains the source attachment and provenance. Review each draft — fix amounts, categories, dates, links and allocations — then approve to post them, reconcile them to a statement, retry, or discard.

Purchase facts, mortgages, and assumptions

Three sets of inputs drive the analysis:

Purchase facts — what the home cost, closing costs, and possession date. Price plus closing costs less the mortgage is the equity you actually have at risk.
Mortgages — recorded as real instruments: principal, term, amortization, the contracted payment, and a full rate history. The amortization schedule and each year’s interest/principal split are computed from the instrument, never stored. Variable-rate changes are recorded as rate events — on a fixed-payment variable mortgage the payment stays put and only the split shifts.
Assumptions — per home, per tax year: vacancy allowance, maintenance reserve, the value of your own management time, your required return on equity, expected appreciation.

Rent floors — what the rent must cover

Three thresholds, side by side, with every line that produced them:

Cash-flow break-even — every dollar actually leaving, including full mortgage payments.
Economic break-even — adds the costs that don’t leave your account monthly: vacancy, maintenance reserve, your own time, depreciation.
Target-return floor — the rent that pays your required return on the equity at risk.

The floors are the bottom-up half of pricing a rental; rent comps are the top-down half. RenovAI reports both and recommends neither.

Return on a rent

Given a rent, RenovAI reports the return it actually earns, split into the three things that pay a landlord: cash flow, mortgage paydown, and appreciation — plus scenario sweeps across a grid of rents and appreciation rates to see how sensitive the return is to each.

Tax (Canada)

Class 8 capital additions — depreciable purchases (appliances, furniture) recorded against the home, including furnishings you capitalize. The CCA schedule shows the pool year by year; the deduction is an election, and it’s yours to make.
T776 export — a Statement of Real Estate Rentals for a home and calendar year, line code by line code, from the ledger.
Year review — each assumption the floors leaned on, beside what the ledger actually recorded that year, with the variance.
Business vs personal classification — each property can be categorized for the owner’s tax treatment; personal/sole-proprietor treatment does not assume recoverable Canadian input tax credits.
Period closure and amendments — filed periods are immutable. Corrections use an explicit amendment trail and accountant review rather than rewriting history.

Ask your assistant

The entire finance layer is exposed over MCP — this is where an assistant earns its keep:

“Record the condo fee at $332.01/month from possession, and $348 from July 2027.”
“Here’s the mortgage commitment letter — record the mortgage and the purchase facts for Harebell.”
“What are the rent floors on the Calgary unit for 2026? Which lines dominate the economic floor?”
“At $2,300/month, what’s my total return? Sweep $2,100–$2,500 against 0–4% appreciation.”
“Export the 2026 T776 for the Harebell unit.”