The average 100-property portfolio works with 20 to 25 different waste haulers.Who's watching all of them?
Reading your waste bill shouldn't require a decoder. For most property managers, it does.
TrixieWatch is waste invoice monitoring for property managers: upload invoice PDFs from across your portfolio, and we compare every charge against your hauler's published rate tables — then email you when something changes, per property.
No account required · Up to 5 invoices · Results in 24 hours
Portfolio figure: SIB Consulting
Why do waste billing changes go unnoticed across a portfolio?
One property has one waste bill. A portfolio has dozens — different haulers, different rate structures, different surcharge schedules, arriving throughout the month in formats that don't match. A systematic audit of every line item, on every invoice, rarely survives month-end close.
SIB Consulting puts it at 20 to 25 distinct haulers for a typical 100-property portfolio. That means 20 to 25 different rate tables, fuel surcharge formulas, and fee structures — with no central view across any of them.
And there's a structural reason changes slip through: aggregate spend. The more locations share a combined waste budget, the less scrutiny any single property's invoice receives. A $40 line-item change on one property disappears in a portfolio-level budget review — and repeats every month after that.
The result, according to Nexus National: properties routinely overspend on waste services by 10% to 30%. Most don't know until year-end.
What slips through a portfolio's waste invoices?
Fuel surcharges that never drop when diesel prices fall. Environmental fees with no operational basis. They're on your bill right now.
Unbudgeted fees. Service adjustments. Retroactive billing debits. Your waste budget is absorbing all of them — silently. These are the commercial waste fees that change most often across a property portfolio:
Fuel surcharges
Indexed rates that move quarter to quarter, calculated differently by every hauler.
Environmental fees
A percentage applied on top of other charges, with a basis that varies by hauler.
Service adjustments
Frequency or container changes that resurface as recalculated charges.
Retroactive billing debits
One documented customer complaint: an unexplained $84.99 “Billing Debit” applied retroactively, with no line-item breakdown.
Unrecognized line items
Charges with no published basis and no explanation on the invoice.
What does waste billing drift actually look like?
Quarterly. Same contracted service. No one called.
Documented by a commercial customer in a public Google Maps review — an increase of almost 160% within one contract term.
When his bill hit $380, he called his hauler to report a billing mistake. It wasn't one. It had been $220 when he started — two and a half years earlier.
Business customer, public Google Maps review
Drift like this doesn't announce itself. It arrives one line item at a time — and a monthly check against the prior invoice catches the first step, not the fifth.
What does billing drift mean for NOI and CAM?
Waste service is an operating expense — every fee change that goes unreviewed flows through to NOI, per property, per month. In CAM-recoverable properties, those charges pass through to tenants, and unexplained increases tend to surface at reconciliation as tenant questions you'll want documented answers for.
TrixieWatch doesn't change what your haulers charge. It gives you a documented record of what changed, when, on which property's invoice.
How does TrixieWatch work across a portfolio?
Upload invoices across your properties
Drop invoice PDFs from any of your properties — mixed haulers and formats are fine. Up to 5 in the free scan.
Reviewed against published rate tables
Within 24 hours, our team checks each invoice against the hauler's published rates and flags anything that changed.
Results by email, per location
A clear summary of what we found, invoice by invoice. No dashboard required, nothing to install.
What does TrixieWatch check on each invoice?
Every invoice. Every month. Every property.
Fuel surcharges
vs. published hauler tables
Environmental Recovery Fees
rate and calculation basis
Admin fees
vs. published amounts
Fee stacking order
how surcharges compound
Retroactive billing debits
adjustments applied after the fact
Duplicate line items
same charge billed twice
Early access users include property managers and portfolio operators across the US.
Property manager FAQ
Does TrixieWatch work across multiple properties?
Yes — that's the primary use case. Upload invoices from any number of properties; each invoice is reviewed and reported individually, so findings map to a specific location. The free scan covers up to 5 invoices, and paid plans range from a single location to portfolios of 50+ locations.
Which waste haulers are supported?
We focus on WM, Republic Services, GFL, and RoadRunner. Other haulers are handled on a best-effort basis. The more structured the invoice, the more we can check.
How do I upload invoices for different locations?
Upload them together in one batch. Invoices from different properties and different haulers can go in the same scan — each invoice is checked and reported on its own, so you can route findings to the right property or AP contact.
What counts as a billing change?
A new line item that wasn't on prior invoices, a rate change on an existing surcharge or fee, a base-rate change, a retroactive debit or adjustment, a duplicate charge, or a fee that doesn't match the hauler's published rate tables. Unchanged, routine charges don't trigger alerts — a clean result is a normal result.
Is the free scan really free?
Yes. No account, no credit card, and nothing starts automatically afterward. You upload up to 5 invoice PDFs and results arrive by email within 24 hours. What you do next is up to you.
More questions? See the full FAQ or compare plans.
Start with five invoices from your portfolio.
Upload up to 5 invoices from any of your properties and we'll email you what we found within 24 hours. Free, no account required.
Get your free invoice scan →WM · Republic Services · GFL · any hauler