Live now · Rentlio integration available

You built a property management business. Not a spreadsheet business.

The bit between your PMS and your accountant.

Built by an actual property manager who got frustrated and fixed it. Reports that used to take hours now go out in seconds — professional, locked, trusted by owners.

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30-day free trial · No credit card required · We'll build your PMS integration

Dashboard

Total Properties

Under management

Reports Sent

14 still to send

Total Bookings

124

This month

Your Commission This Month — All Properties

£6,717.59

Ex. VAT

£5,597.99

VAT

£1,119.60

Owner Settlements

£25,820.78

Month-end Reports

To send 14

Sent 8

Total 22

Commission by Property

Coral Cove

£830

Seaview Lodge

£710

Harbour View

£620

Mayfair Rose

James Hartley

£337 To send Send

Harbour View

Sarah Bennett

£620 To send Send

Coral Cove

Robert Walsh

£830 Sent ✓

Why this exists

It started with an hour per property. Every month.

Every month the same ritual. Spreadsheet open. Figures pulled from the PMS one by one. Commission calculated. Cleaning added. Laundry added. Maintenance receipts dug out and checked. Then format it, email it, and wait. The replies always came — not complaints about the figures, but requests. "Can you send this in a format my accountant can use?" Every owner had a slightly different preference. Every request meant going back, reformatting, resending.

And it was never consistent. Some owners got their report on the first. Others waited until the tenth. The ones who waited noticed. Manual processes mean some months a figure gets copied wrong, a cost applied to the wrong property, a rate that didn't update. Small errors — but in a business built on owner trust, small errors have a habit of becoming big conversations.

Multiply that by however many properties you manage. Every month. Carrying the anxiety that something in one of those reports isn't quite right.

So we fixed it. Invoxis was built by an actual property manager — someone who knew exactly how much time was being lost and valued it enough to do something about it. Every report now goes out at the same time. The figures are pulled automatically. Nothing gets copied wrong because nothing gets copied at all. Owners receive a clean, professional PDF with every figure explained. And nobody asks for a reformat — because it arrives ready for their accountant from day one.

We built it because we needed it. We're sharing it because every serious property management company has the same problem.

What changes

Three things that matter.
Everything else follows.

🔒

Trust

Your owners stopped asking questions.

Because the report answers them before they can ask. Every figure is there — revenue, platform fees, cleaning, laundry, maintenance, your commission, the VAT. Locked the moment you send it. Nobody can say the figures changed, because they can't.

⚡

Time

Month-end used to take months of painful hours. Now it takes seconds.

Reports pull from your PMS automatically. Commission calculated. Cleaning and laundry applied. One click sends to every owner. The hours we were spending on reports every month is now seconds. That time went back into the business.

📊

Accuracy

Your accountant gets it right. First time.

Management commission goes to Xero as your actual turnover — not gross guest revenue. VAT treated correctly per line item. Cleaning as a disbursement, laundry as a supplied service. No manual rework. No corrections next quarter.

This is for you if

You manage 20 or more properties on behalf of owners

Owner reporting takes more time than it should

You want your owners to trust the figures without needing to explain them

You are VAT registered and your accountant is tired of fixing your Xero

You want to look as professional as you actually are

This is not for you if

You manage your own properties only and have no owners to report to

You're looking for a PMS replacement

You have fewer than 10 properties and your current process works fine

You want everything configured for you with no input from your side

Compliance

HMRC is watching platforms like yours.
Most managers don't know yet.

DAC7 requires digital property platforms to report owner income to HMRC annually by 31 January. If you manage properties on behalf of owners you are almost certainly in scope. The penalty for non-compliance is £5,000 per notice. Invoxis already collects everything HMRC needs through your monthly reports — the DAC7 submission takes minutes, not days.

Non-compliance penalty

£5,000

per HMRC notice

Mayfair Rose

14 Grosvenor Mews, London W1K 3HQ

Monthly Owner Report · May 2026

Gross booking revenue £6,480.00

Platform fees − £972.00

Cleaning (disbursement, no VAT) − £180.00

Gross profit £5,328.00

Management Fees & Supplied Services

Management fees (18% on net) − £991.44

Laundry & linen supply − £230.00

Sub total − £1,221.44

VAT Summary

VAT on management fees − £198.29

VAT on laundry & linen − £46.00

Maintenance & Other Costs

Maintenance — boiler service − £85.00

Owner settlement £3,777.27

The Report

Your owners used to reply with questions. Now they just say thank you.

Because everything is there. Every figure explained. Every deduction itemised. The invoice attached. And once it's sent, it's locked — nobody can say anything changed, because it can't.

📎

Invoice attachment

Attach maintenance invoices directly so owners see proof against every charge. No more "what was this for?" calls.

⚙️

VAT treated correctly

Cleaning, laundry and maintenance each set as disbursement (no VAT) or supplied service (VAT applicable) — depending on how your business operates.

🔐

Locked after sending

Once sent it cannot be altered. Your audit trail is permanent and protected on both sides.

🏦

Xero integration done right

Management commission pushed to Xero as your actual turnover — not gross guest revenue — so your VAT position is always accurate.

How it works

It fits around what you already do.
Not the other way round.

Invoxis isn't a PMS. It doesn't ask you to change how you work. It connects to your PMS and handles the one part those platforms were never built for — telling your owners what they earned and making sure the numbers are right.

Works alongside the tools you already use

Rentlio — Live

Xero — Live

Inn Style — Coming soon

SuperControl — Coming soon

Smoobu — Coming soon

Your PMS — We'll build it

Not on Rentlio? Tell us your PMS when you sign up and we'll build the integration — typically within 4–6 weeks. Your 30-day trial won't start until you're fully connected.

Connect Your PMS

Link Invoxis to your PMS. Reservations and financials pull through automatically — no manual imports or spreadsheet exports.

Review & Adjust

Reports auto-populate with live data. Override cleaning, laundry, or maintenance per property before sending. You stay in control of every figure.

Send to Owner

One click emails the full report. It locks immediately — permanent record, no disputes. Owner has everything they need.

Sync to Xero

Push your commission to Xero as actual turnover. Draft invoice created with correct VAT treatment per line item. Available as an add-on for VAT registered managers.

Join as a Founder

We're looking for five managers
who want to shape what this becomes.

Not five customers. Five partners. The managers who join first will influence which integrations we build, which features come next, and how the product evolves. In return, they pay half price for two years. That's not a promotion. That's what it looks like when a product is built with its customers rather than at them.

👑 Founding Member — First 5 Only

Half price. Two years.
A say in what gets built.

Join as one of five founding members and pay £2.50 per property per month for 24 months. Tell us what you need. We'll build it. That's the deal.

£5/property £2.50 /property/month for 24 months

Minimum £50/month (20 properties) · VAT add-on 50% off too 5 spots remaining

Claim Founder Pricing

We'll ask which PMS you're on after you click — so we can confirm your integration timeline before you start.

Standard Pricing — After Founder Spots Gone

Simple, per-property pricing. The more properties you manage, the less you pay per property.

Properties Rate Monthly total

10 properties £5 / property £99 (minimum)

20 properties £5 / property £100

50 properties £5 / property £250

100 properties £5 / property £500

150 properties £5 up to 100 · £3 above £650

200 properties £5 up to 100 · £3 above £800

Minimum £99/month · £5 per property up to 100 · £3 per property above 100 · No contracts · Cancel anytime

🔗

VAT & Accounting Add-on — +£1 per property per month

Includes Xero integration (commission pushed as correct turnover, not gross guest revenue), VAT-ready reporting with correct treatment per cost type, accounting exports, and DAC7 compliance reporting. Relevant for VAT registered managers — typically those with 20+ properties.

💡

Many managers recover the cost from owners

Charging a small monthly reporting or compliance fee of £3–5 per property to owners is common practice and completely reasonable — especially given the professional locked reports and DAC7 compliance work Invoxis handles. At that rate the software can effectively pay for itself.

30-day free trial · No credit card required · Cancel anytime

FAQ

Common questions.

Yes — you can sign up today and start generating owner reports immediately. The full reporting suite is live, with Rentlio and Xero integrations available now.

No — and it's not trying to. Invoxis sits alongside whatever you're already using. It connects to your PMS to pull booking data and handles the owner reporting and accounting side that those platforms don't do well. You keep everything else exactly as it is.

Rentlio is our first live integration and is fully supported today. Xero is also live for the VAT & Accounting add-on. Don't see your PMS? We build integrations for every new customer — tell us which PMS you're on when you sign up and we'll build it, typically within 4–6 weeks. Your trial won't start until your integration is live.

£5 per property per month, dropping to £3 per property above 100. Minimum £99/month. The VAT & Accounting add-on is an extra £1 per property per month — relevant for VAT registered managers. No contracts, cancel anytime.

We push only your management commission figures to Xero as draft sales invoices — not gross guest revenues. This correctly records your actual turnover for VAT without inflating it with pass-through guest income. Each line item carries the correct VAT treatment based on how you've configured each cost type (disbursement or supplied service). Available as a £1 per property add-on for VAT registered managers.

Cleaning and laundry can be automated per changeover or set as a fixed monthly cost. Laundry can be treated as a service you supply (VAT applicable) or a cost passed to the owner (no VAT) depending on your business setup. Maintenance is added manually with the cost, VAT treatment, and an optional invoice attachment so owners see proof against every deduction.

DAC7 is HMRC's requirement for digital platforms to report owner income annually — due by 31 January each year. If you manage properties on behalf of owners through a digital platform you are likely in scope. Non-compliance carries penalties of up to £5,000. Invoxis already collects the data needed through monthly reports and generates the DAC7 submission automatically.

Yes. All automated figures — cleaning, laundry, maintenance — can be overridden per property per month before sending. Once sent, the report locks permanently to preserve the audit trail.

Yes — 30 days free, no credit card required. You can generate and send real reports to real owners during the trial.

You built a property management business. Not a spreadsheet business.

It started with an hour per property. Every month.

Three things that matter.Everything else follows.

Your owners used to reply with questions. Now they just say thank you.

It fits around what you already do.Not the other way round.

We're looking for five managerswho want to shape what this becomes.

Common questions.

Property management is a people business.The admin shouldn't be.

Three things that matter.
Everything else follows.

It fits around what you already do.
Not the other way round.

We're looking for five managers
who want to shape what this becomes.

Property management is a people business.
The admin shouldn't be.