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Size your own exposure
Four calculators for the defect classes that carry the most money in multi-site portfolios. They run entirely in your browser — no values you type are transmitted, stored, or seen by us. Each one shows its arithmetic so you can argue with it.
These are sizing tools built on physical constants and published industry rules of thumb. They tell you whether a defect class is worth investigating on your own bills. They are not an audit, and no output here is a claim that your utility owes you money. Only your actual invoices, read against your actual filed tariff, can establish that.
1 Sewer billed on water that never reaches the sewer
Sewer service is typically billed as a percentage of metered water volume. Water that evaporates from a cooling tower or pool, or soaks into irrigated ground, never enters the sanitary system — but you are usually charged sewer on it anyway. Most utilities offer an evaporation or irrigation deduction. Filing for it is the operator's responsibility, and most never do.
Assumptions. Cooling-tower evaporation at 3 gpm per 100 tons at design load (standard cooling-tower rule of thumb). Uncovered pool evaporation at 0.25 in/day. Irrigation at 27,154 gal per acre-inch (geometric constant). Real credits require the utility to offer a deduction and usually a deduct meter or an engineered calculation they accept. Actual tower evaporation varies with wet-bulb temperature, cycles of concentration, and load; a submeter beats any estimate.2 Portfolio recovery band
The blunt sizing question: across every site you operate, how much of your utility and telecom spend is billing error rather than consumption? This applies a published industry error band to your portfolio spend. It is arithmetic on an assumption, not a finding.
Assumptions. The 3–8% default band comes from published utility-audit industry literature, which is vendor-sourced and not independently verified. We show it because it is the number the industry uses, not because we have validated it. Your portfolio's real rate could be zero.3 Demand ratchet exposure
Many commercial electric tariffs set your billed demand to a percentage of the highest peak recorded in the trailing eleven or twelve months. A single spike — a failed control sequence, a commissioning test, a chiller and a boiler running together at 2am — then sets a floor under every subsequent bill for a year.
Assumptions. This prices what the ratchet costs you. It does not assert the charge is improper — a ratchet correctly applied to a real peak is a legitimate charge under the tariff, and paying it is the price of the load. The recoverable cases are metering artifacts, ratchets applied outside the tariff's own terms, and spikes traceable to a failure the utility or a contractor caused. Establishing which one you have requires interval data.4 Circuits still billing after they were cut
Analog lines for elevators, fire panels, alarm circuits, fax and modem lines at properties that were renovated, rebranded, or sold. The carrier bills until someone tells it to stop, and the disconnect order frequently never gets issued.
Assumptions. Forward savings are realized once the circuits are actually disconnected, which takes a disconnect order and confirmation, not just a phone call. Back-credit is capped by the carrier's tariff or your master service agreement — most cap disputes at twelve months, and the clock runs from the invoice date, so delay destroys value here faster than in any other category.If a number here looks big
Send three months of bills for one property and we will tell you in writing what is actually there — including if the answer is nothing. No cost, no contract, no system access.