Why can't I trust the rent roll as income verification?

The rent roll is a claim written by the seller. Deposits are the verification. This tool rebuilds occupancy from trailing bank deposits and measures the gap between the two.

How does deposit-derived occupancy work?

Trailing monthly deposits are divided by gross potential monthly rent, averaged across the months on the record. Blank months are excluded from the average, never treated as zero.

What does a variance over 5 points mean?

Reported occupancy and deposit-derived occupancy are more than 5 points apart in either direction. The record supports Pause. That gap is either a retrade or a walk, and the record does not say which yet.

What if the OM doesn't report occupancy?

Then reported occupancy is Missing evidence and the posture is Pause. The tool never asserts a comparison against a number that is not on the record.

AS-15Live Diligence Working Paper

Rent-Roll Truth Check

Rebuild reported occupancy from deposits. The rent roll is a claim, not income verification. Deposits are the verification.

3 sections · about 10 minutes· runs in your browser

How to read this page

VerifiedBroker-reportedMissing evidenceUnderwriting assumptionCalculatedUnresolved

What you type starts as Broker-reported. Mark it Verified only when you can point to the source. What the tool computes is Calculated. Missing is named, never zeroed.

Deal name (keeps each deal's work separate)

(a) Rent roll rows

One row per unit or site. Check POH when the park owns the home, not just the lot.

Unit 1

Unit / site

Tenant

Monthly rent

Balance owed

Days overdue

Park-owned home

(b) Trailing monthly deposit totals

Twelve months of bank deposits, most recent first. Enter totals from the bank statements, not from the rent roll. Blank is fine; blank months are Missing evidence, never zero.

Month 1

Month 2

Month 3

Month 4

Month 5

Month 6

Month 7

Month 8

Month 9

Month 10

Month 11

Month 12

Reported occupancy (%) from the OM

What the deposits say

Deposit-derived occupancy

Trailing deposits / gross potential monthly rent, averaged over 0 month(s)

n/a

Reported vs derived variance

Reported occupancy minus deposit-derived occupancy

n/a

Units over 60 days overdue

Rent roll rows with days overdue above 60

n/a

POH rent subtotal (monthly)

Sum of monthly rent on park-owned-home rows

n/a

Lot rent subtotal (monthly)

Total monthly rent minus POH rent

n/a

Gross potential monthly rent

Sum of monthly rent across all rows

n/a

Close the gaps

12 of 12 deposit months are Missing evidence. Name who gets the statements and when.

Evidence owner

Due date

Outputs are Calculated. Mark each input Verified only when you can point to the source.

Evidence-readiness posture

Pause

The record supports Pause: reported occupancy is Missing evidence. The truth check needs the OM's number to measure the deposits against. Pull it from the broker package.

Calculated from your inputs. Nothing here is verified until you verify it. The human decides.

Advance, Retrade, Pause, and Walk are evidence-readiness labels. They are not recommendations, approvals, or advice.

Keep the record

Get the PDF

The tool is free to use. Email is only asked when you save or export. Your numbers stay in your browser until you choose to move them.

Questions

The Acquisition Workspace

Deposits and the OM belong in the same record.

Running a live deal? The Acquisition Workspace keeps the full record, including any gap between deposits and the OM and what is still missing.

Bring my rent roll to the fit call.

One tool settles one question. The record is where the settled questions add up to a decision.

Free RV park due diligence checklist The Rent Roll Is a Claim, Not Income Verification

Rent-Roll Truth Check

Deposits and the OM belong in the same record.

Truth-check numbers