JunkBossPro Blog — Billing & Payments

Monthly Statements for Property Managers: One Bill for Every Trash-Out Address

Property managers are some of the best customers a junk removal company can have. Tenants move out every month, and every move-out leaves something behind: a couch, a mattress, a closet full of bags, a balcony of broken furniture. The work is steady. The billing, done the old way, is a headache for everyone.

The Problem With One Invoice Per Job

The last article, Invoicing Estate and Garage Cleanouts: Multi-Load Jobs on One Clear Invoice, was about one big job on one invoice. Property managers are the opposite: lots of small and medium jobs at lots of addresses.

Send a separate invoice for every trash-out and the manager's accounting person gets a dozen emails a month, each one to be matched to a unit, approved and paid. Some get lost. Some get paid twice. Some sit for weeks because nobody can tell which property they belong to. You end up spending as much time on billing as on hauling.

How Monthly Billing Works

In JunkBossPro, a client can be set to Monthly. A Monthly client gets one statement each month covering every address you worked at for them. Each line on the statement is labeled with its address, so the manager can see at a glance which unit each charge came from.

A statement for a property manager might include:

• 412 Elm St, Unit B — Move-out trash-out, 3/4 load
• 88 Ridge Rd — Appliance removal, washer and dryer
• 1500 Lake Ave, Apt 7 — Move-out trash-out, Full Load
• 230 Pine Ct — Shed teardown, plus dump fee overage

One statement, one payment, every address accounted for.

Setting Up the Client

The setup is simple because JunkBossPro is built around one client with many addresses:

• Create the property management company as the client. Put the billing contact's email and phone on the record.
• Add each property as an address under that client. Use CSV import if the manager sends you a list, and imported addresses are placed on the map automatically.
• Set the client to Monthly. Jobs at any of their addresses roll onto the monthly statement.
• Use tags and custom fields. A tag for the property manager, or a custom field for their unit numbering, helps the office find things fast.

Booking the Work

Trash-out requests come in by phone, text or your website request form. Each one becomes a job at the right address. Unbooked requests show on the Waiting List map with everything else, so the office can see when a move-out is near tomorrow's route and fit it into the truck.

The crew sees the job in the crew app like any other: the address, the load, what's going and the access notes. For property manager jobs, access notes matter a lot. Lockbox codes, which door to use, where the dumpster pad is, who to call on site.

Photos Are Part of the Bill

A property manager is almost never at the unit when you clear it. Before-and-after photos from the crew app stay with the job, and they are often what the manager needs to close out the tenant's move-out file. An empty unit in a photo is proof the work was done, and it answers the question before the manager asks it.

More on using photos as proof is in Before-and-After Photos as Billing Proof on Junk Removal Jobs.

Overage and Add-Ons on a Statement

Nothing about the line items changes on Monthly billing. Single items, same-day fees and dump fee overage show on the statement with the address they came from. If one unit sent a heavy load of tile and carpet, the overage line sits under that unit, so the manager can pass it along to the right owner or tenant file.

Sales tax applies from your settings the same way it does on a single invoice.

Getting the Statement Paid

Monthly statements give the manager's office one thing to approve and pay. Some managers pay online. Some prefer to keep a card on file for the statement, which can be charged on a schedule with auto-charge. If a statement runs late, past-due follow-up handles the reminder, and a short text to your contact through two-way texting usually clears it up.

Smaller Landlords

Not every landlord needs a Monthly account. A small landlord with three rental houses might only call you twice a year. For them, the same one-client, many-addresses setup works, but each job can be billed on its own and charged to their card on file at completion. If their volume grows, switching them to Monthly later is a setting change, not a new setup. The addresses and job history are already there.

Growing the Account

A property manager who gets a clean, easy statement every month is a property manager who sends you more units. Clear billing is part of the service. Realtors and apartment complexes work the same way, and they get their own articles next. To see Monthly billing alongside the rest of JunkBossPro's invoicing, visit the JunkBossPro junk removal invoicing software page.