Common-area electric, water, gas, and trash usage trended across all 18 associations. Anomaly detection on month-over-month spikes. Tariff modeling so boards see whether the next budget cycle needs a rate adjustment.
3,840 kWh in April vs 2,610 kWh average. Likely cause: new tenant EV charger on shared meter (not sub-metered). Action: install ChargePoint sub-meter $1,800 → bill back to unit per declaration §11.4.
318k gal in April vs 248k baseline. Controller stuck on rain-skip override. Field tech dispatched · ETA Wed 5/8. Estimated waste $280 if not corrected by month-end.
Hauler invoiced 14.2 tons; on-site scale logged 9.8 tons. Pattern persisted 3 months. Disputed billing $640. Auditor pulling weight tickets from WastePro for reconciliation.
| Association | Electric | Water | Gas | Trash | YTD total | vs budget |
|---|---|---|---|---|---|---|
| Plaza Tower | $14,840 | $3,420 | $1,080 | $2,640 | $21,980 | +8.2% |
| Centerville Square | $2,840 | $1,820 | — | $840 | $5,500 | −1.4% |
| Lakes at Killearn | $1,920 | $4,280 | — | $1,240 | $7,440 | +12.6% |
| Magnolia Grove | $1,280 | $680 | — | $1,180 | $3,140 | +9.1% |
| Oak Pointe Villas | $840 | $520 | — | $640 | $2,000 | +2.0% |
| Killearn Lakes II | $1,420 | $1,180 | — | $960 | $3,560 | +0.8% |
| Other 12 associations | $3,640 | $2,420 | $280 | $3,420 | $9,760 | +1.2% |
| Portfolio total | $26,780 | $14,320 | $1,360 | $10,920 | $53,380 | +6.8% |
Nightly fetch of e-bills + usage from Talquin Electric, City of Tallahassee Utilities, TECO Peoples Gas, WastePro. Bills auto-coded to GL by association & meter. Drops into Bill Pay queue.
Compares monthly usage against trailing 12-month rolling average + degree-day adjustment. Flags >15% deviation. Auto-creates ticket with suggested cause from past patterns.
Manager logs irrigation timer + pool meter readings via mobile on monthly walk. Bills back to specific cost centers (clubhouse, irrigation, common laundry) for accurate budgeting.
Monitors PSC filings for rate increases on Talquin, City, TECO. Pre-models budget impact 90 days before bills hit. Boards get a "rate change forecast" memo in budget season.
For Plaza Tower garage chargers: ChargePoint API → consumption per stall → owner invoice line on next assessment. Eliminates "garage electric subsidy" on common-area meter.
Auto-suggests retrofits (LED parking, smart irrigation controllers, low-flow toilets in clubhouse) with payback math. 4 active projects since launch saved $11.2k YTD.
Plaza Tower owners pay individual electric directly to Talquin (sub-metered units). Garden-style associations like Magnolia Grove and Oak Pointe have all utilities on association master meter — owners pay via assessment. The tracker flags both models separately so apples-to-apples comparisons aren't broken.
Quarterly "utility variance" memos, manual bill-to-bill comparisons, surprise overage charges hitting the budget mid-year, and the recurring "why is the water bill so high this month" board email.
