JunkBossPro Blog — Junk Removal Software

Monthly Accounts for Property Managers and Realtors: One Statement for Every Address

A property manager who sends you a trash-out every time a tenant moves out can be your best customer. They also don't want fifteen separate invoices a month. Neither does their accounting department. JunkBossPro handles them with monthly account billing.

Beyond the Per-Job Invoice

Per-job billing for homeowners is covered in Junk Removal Billing: Invoices, Sales Tax, Card on File and Charging at Completion. Monthly accounts are for the customers who send you work at many addresses.

How Monthly Billing Works

Set a client to Monthly, and instead of an invoice after every job, they get one statement each month. The statement covers every address you serviced for them that month, and each line is labeled with the address. A property manager looking at the statement sees something like:

• Unit 4B, 212 Maple Court — apartment trash-out
• Unit 11, 212 Maple Court — apartment trash-out
• 1840 Ridge Road — garage cleanout, dump fee overage
• 77 Lake Drive — mattress and box spring

They can match each line to a unit or property in their own books, and pay once.

Nothing changes for the crew. They still see each job on their phone with the load size, items, haul-to and access notes, and they still tap Complete when the unit is empty. The difference is on the office side: the completed job waits for the monthly statement instead of creating a bill that goes out the same afternoon.

One Client, Many Addresses

Monthly billing works because one client can have many addresses. The property management company is the client. Each building, unit or house they manage is an address under that client, with its own access notes, past notes and job history. When they call about a turnover, the office picks the address and books the job. The crew sees that address's notes on the phone, and the job rolls up onto the client's monthly statement.

The same setup works for:

• Realtors with listings that need emptying before photos or a showing
• Apartment complexes that need trash-outs every month
• Property managers with single-family rentals spread across town
• Small businesses with more than one location

The client record side of this is in One Client, Many Addresses: Client Records, Measurements and Reports for Junk Haulers.

Requests From the Customer App

Commercial customers can request service from the customer app. A property manager with a unit opening up can send a request for that address without a phone call. The request lands on the Waiting List with the address pinned on the map, and the office books it.

For realtors who aren't on site, the arrived alert and the before and after photos on the job are often how they know the house is ready. Some realtors like to forward the after photo to the seller.

Routing Repeat Commercial Work

Apartment complexes and property managers often send more than one job at a time. On the Waiting List map, several units at the same complex show up together, and you can put them on the same truck on the same day. Many junk companies give this kind of work its own truck on a regular day, or fold it into the cleanout truck's route. Either way, the jobs land on the same monthly statement.

Pricing for Commercial Accounts

Commercial customers often get their own prices: a set price for a standard apartment trash-out, a set price for a realtor's listing cleanout. Put those on your service list as their own lines so the statement reads clearly. Dump fee overage still applies the same way, using the ticket's tons, the included tons and your per-ton rate, and it shows on the statement under the address it came from.

Settle the terms with each account up front: what's included in a trash-out, how overage is handled, and when the statement is due. Then the statement just confirms what everybody already agreed to.

Getting Paid on Monthly Accounts

A monthly statement still gets the same billing tools as any invoice. It can be paid online from the customer app, charged to a card on file, or followed up with past-due reminders if it sits. For a commercial client that pays reliably, the statement goes out, gets paid and nobody has to call anybody.

One statement is also easier for you. Instead of chasing fifteen small invoices, you're checking one.

Making It Easy to Keep Sending Work

Commercial customers keep using the hauler that's easiest to work with. A monthly statement with every address labeled, photos on every job, and a way to request service without calling is a big part of easy. To see how monthly accounts fit with the rest of the system, go back to the JunkBossPro junk removal software page.