Template Preview

Multifamily RUBS Template

A complete RUBS allocation Excel template built for property management. Supports up to 10 unit types and 5 separate utilities, with independent allocation methods, vacancy handling, and common area deductions for each.

$99

Per-Utility Allocation: Water/Sewer, Trash, Electric, Gas, and Pest Control, each with its own bill amount, allocation method, and vacancy handling.
Three Allocation Methods: Allocate each utility by PSF (unit square footage), per-unit, or per-bedroom, whichever matches how that utility is actually consumed.
Vacancy Handling Toggle: Choose whether a vacant unit's share is absorbed by the owner or reallocated across occupied units.
Common Area Deduction: Remove a flat dollar amount or a percentage of each bill for common area usage before it's allocated to tenants.
Per-Utility Recovery %: Total recovery percentages shown in the summary, per utility.
Instant Per-Unit Fees: A built-in calculator pulls the exact monthly charge for any unit type and utility combination.
Absorbtion Rates: Vacancy-absorbed and common-area-absorbed dollars, broken out individually.

Buy Now

Delivered instantly after purchase.

Template Structure

Working Sheet: Unit mix, per-utility bill inputs, allocation methods, and the recovery summary, all on one tab
Instructions Tab: Walks through every toggle and allocation method before you enter a number

What's Included

The blank template
A completed template with sample data
Lifetime access to future template revisions

Behind The Template:

Hi, I'm Michael. I began my career as the first employee of a multifamily investment firm, where I eventually became the firm's sole acquisitions underwriter. I underwrote more than $2 billion in market-rate and LIHTC multifamily acquisition opportunities, contributing to more than $100 million in closed transactions before transitioning into industrial CRE analysis and accounting. All my models reflect how I've actually underwritten and analyzed deals in practice.

Full Bio

FAQ

Is there a limit on units or utility types?

The default template supports 10 unit types and 5 utility types, though with a little Excel knowledge, adding more of each is relatively simple.

Does this work in Google Sheets or on Mac?

This template is built and tested in Microsoft Excel. It works on both Windows and Mac versions of Excel. It is not officially supported in Google Sheets; some formulas and formatting may not convert correctly.

Does this use macros or VBA?

No. This template runs entirely on native Excel formulas, no macros, no VBA, no external code. That means it opens fast, calculates fast, and isn't at risk of getting blocked by your firm's macro security settings.

Is support included?

No individual support is included with this purchase. The Instructions tab is built to walk you through the template on its own.

What's your refund policy?

Due to the digital nature of this product, sales are final - there's no way to take back a file once it's downloaded. That said, I stand behind the template. If something doesn't work as shown, or you find an error, email me and I'll fix it.

Do I need to be good at Excel?

Helpful, but not required. This template is built in a way that following the formulas is not too complex, and encouraged.

What if I find a bug or mistake?

Reach out and let me know. Fixes are rolled into future versions, which you get access to with your purchase.

How does licensing work?

Your purchase is licensed for your own use. Redistribution or resale of the template, in whole or in part, isn't permitted.

Can I get a student discount?

Not yet, but student discounts are planned. Join the newsletter to hear when they launch.

This template is provided as-is; you're responsible for independently verifying all calculations before relying on them for a real transaction. By purchasing, you agree to our Terms.

A RUBS template that gets the math right, built intentionally simple.

$99

Buy Now