๐Ÿ Property & Real Estate ยท Step-by-step guide

Check your property manager's statements against your contract and get any overcharge back

If someone manages your rental home for a percentage of the rent, their monthly statements are easy to stop reading. You give a Grok Bot the statements and your management contract; it compares every fee with the agreed rate, flags anything that changed or isn't in the contract, adds up the difference and drafts a polite refund request that you approve before it's sent.

Created byRyan Debenham ยท @ryandebenham on X
๐Ÿ“ฐ Read the original: Ryan Debenham: my Grok Bot just recovered a $17,429.36 error by our property manager (X post) โ†—
โฑ๏ธ About 30 minutes, then a few minutes a month๐ŸŽฏ Easy๐Ÿ’ต Included in The X Subscription Premium (USD 30/month)๐Ÿ“‹ 8 steps
๐Ÿค– Grok Bot๐Ÿ™‹ Personal post
๐ŸŽฏ What you'll have at the endYou'll have a bot that checks every management statement against your contract, shows any overcharge month by month and drafts the refund request for you to approve.

๐Ÿ‘€ What you'll get

Example

Here's the kind of thing you'll have at the end:

๐Ÿ“Š ReportRental Checker ยท Fee check, 5 Jalan Mawar unit

What the contract allows

  • Management fee: 8% of rent collected (clause 4.1)
  • Repairs: invoice cost, no mark-up (clause 6.2)

What the statements show

  • Jan 2025 to Mar 2026: 10% charged instead of 8%
  • Rent MYR 2,400 a month, so MYR 48 extra each month
  • Two repair invoices with a 15% mark-up: MYR 63 extra

Total to ask back

  • MYR 783 over 15 months

Next step

  • Refund email drafted, waiting for your OK

๐Ÿงช Made-up sample to show the kind of result. Your output will vary.

๐Ÿ’ธ What will this really cost me?

Prices checked 27 Oct 2026
๐Ÿงช To try it once
Free trial credit for new Grok Bot accounts (it runs out by how much work the bot does, within 7 days). After that you need The X Subscription Premium at USDย 30 a month.
๐Ÿ” To keep it running
Included in Premium: USDย 30 a month, or USDย 25 a month paid yearly. Super (USDย 100) and Ultra (USDย 200) give bigger weekly allowances.
โš ๏ธ Watch out for
Reading years of statements in one go uses more allowance than a monthly check, so do the big back-check once, then let the routine handle one statement a month. Bots share one weekly allowance; past it, extra work is paid from prepaid credit, so set a monthly limit. The Plus plan (USDย 8) doesn't include Grok Bot.

๐Ÿ”— Official pricing: The X Subscription pricing ยท Grok Bot plans & usage

Prices change often, so check the links before you pay. Amounts exclude tax. Prices are shown in each provider's own currency.

๐Ÿงพ Which plan do I need?

๐Ÿช™ Small upgrade ยท MYR 122/mo

Grok Bot runs in The X Subscription Premium (the trial credit lasts up to 7 days).

Tick what you already pay for:

๐Ÿช™ Small = up to MYR 250 a month more ยท ๐Ÿ’Ž Big = over MYR 250 a month more ยท prices from each provider's pricing page, checked 21 Oct 2026.
โ„น๏ธ How we work this outPrices come from each provider's own pricing page (checked 21 Oct 2026; amounts exclude tax). Small upgrade = up to MYR 250 a month more than you pay now. Big upgrade = more than MYR 250 a month more. Check pricing = the provider doesn't publish a price we could confirm. The badges are worked out in MYR at USD 1 = MYR 4.08 (Bank Negara Malaysia, 19 Oct 2026). Each guide's needs come from its own "What will this really cost me?" box. Your ticks stay in this browser only (no account, nothing sent to us).
Tick all your plans on the home page โ†’

โฑ๏ธ Try it in 10 minutes

๐Ÿงช Dry run ยท nothing to connect

What you'll see: A month-by-month fee table, the total overcharge and a polite refund email, from a made-up set of statements.

๐Ÿงช Dry run. The real thing needs your apps connected, so this tries only the AI's part on a sample you paste in. Nothing is connected, sent or booked.

Copy the prompt, paste it into one of the free AI apps below and press send. The sample is made up, so swap in your own details if you like.

๐Ÿ’ฌ Your 10-minute test
My management contract says: 'The Manager's fee is 8% of rent collected. Repairs are charged at invoice cost.'

Here are three statements:
January: rent MYR 2,400, management fee MYR 192, repair (tap) MYR 150, invoice attached shows MYR 150.
February: rent MYR 2,400, management fee MYR 240.
March: rent MYR 2,400, management fee MYR 240, repair (aircon service) MYR 207, invoice shows MYR 180.

1. Make a table: month, fee charged, rate it works out to, contract rate, difference.
2. Flag any repair mark-up the contract doesn't allow.
3. Total the overcharge.
4. Draft a short, polite email to the manager asking for that amount back, quoting the contract wording.

โœ… Works on: ChatGPT Free ยท Claude Free ยท Gemini app (free) ยท Grok Bot trial credit

Links go to the official plan pages. Free plans have daily limits and can change, so check before you rely on them.

โžก๏ธ Like it? The full setup adds: In the full setup a Grok Bot reads your real statements and contract, and checks each new statement every month. Go to the steps โ†“

โšก One-click install

Checked install pages (app stores, official sites and template pages): tap to get it straight away.

โฌ‡๏ธ Get Grok Bot on iPhoneApp Storeโฌ‡๏ธ Get Grok Bot on AndroidGoogle Playโฌ‡๏ธ Download for desktopOfficial download page

๐Ÿงฐ Before you start

โฑ๏ธ Time neededAbout 30 minutes, then a few minutes a month
๐Ÿ’ต Rough costIncluded in The X Subscription Premium (USD 30/month)

๐Ÿชœ Step by step

๐Ÿฃ Beginner mode: showing the 7 essential steps only. Extra steps are hidden; tap ๐Ÿš€ Advanced at the top to see all 8.
โœ… 0 of 8 steps done ๐Ÿ“„ Printable page
  1. 1
    โ˜

    Get Grok Bot

    Install Grok Bot (buttons below) and sign in. In Settings, look for Usage & Billing and set a monthly spending limit so it can never surprise you.

  2. 2
    โ˜

    Make a bot for your rental paperwork

    Create a new bot called Rental Checker. Keep it separate from bots that can pay bills or move money.

  3. 3
    โ˜

    Give it the contract first

    Upload the management contract and any signed changes. Ask it to list every fee it allows (management percentage, letting fee, repair mark-up, renewal fee) with the clause number.

  4. 4
    โ˜

    Add the statements

    Upload the statements, or forward the statement emails to the bot. More months make the check more useful.

  5. 5
    โ˜

    Run the fee check

    Paste the 'Fee check' prompt. You get a table: month, fee charged, contract rate, difference, plus anything not in the contract at all.

  6. 6
    โ˜

    Check the maths yourself

    Open two or three months and redo the sum on a calculator. If the bot misread a number, tell it and ask it to re-run the table.

  7. 7
    โ˜

    Approve the refund email

    Use the 'Refund request' prompt. Read the draft, make sure it quotes the right clause and total, and only then tell the bot to send it.

  8. 8
    โ˜

    Optional: check every new statement

    Ask the bot to set a monthly routine: when a new statement arrives, compare it with the contract and message you only if something doesn't match.

    โž• Extra step: hidden in ๐Ÿฃ Beginner mode

๐Ÿ’ฌ Copy-paste prompts

Tap Copy prompt, paste it into your AI (Grok, ChatGPT, Claude or Gemini), then replace the [yellow bits] with your own details.

๐Ÿ’ฌ Fee check
Here is my property management contract and my owner statements for [months or years]. First list every fee the contract allows, with the clause number and the rate. Then go through every statement and make a table: month, rent collected, each fee charged, the rate it works out to, the contract rate, and the difference in money. Flag: any rate that changed, any fee that isn't in the contract, repair invoices with a mark-up the contract doesn't allow, and anything that looks high for rentals in [city or area]. Total the overcharges at the bottom. Show your working for each flagged month. Don't contact anyone.
๐Ÿ’ฌ Refund request
Draft a short, polite email to [manager name] at [company]. Say I've reviewed my statements against our contract dated [date], quote the clause that sets the fee, list the months where the charge was higher with the amount for each, give the total, and ask for a refund of that total and written confirmation of the correct rate from now on. Keep it factual and friendly, no threats. Show me the draft and wait for my OK before sending.

โš ๏ธ Tips & common mistakes

๐ŸŒŸ Why it's worth it

๐Ÿ’ก Why it mattersA few percentage points on a management fee adds up quietly over years. A bot can read three years of statements in minutes, show you the exact months and amounts, and keep checking every new statement so a slip never runs for long.
๐Ÿท๏ธ Real exampleRyan Debenham (@ryandebenham on X), who owns rental property run by a property manager, posted on 22 Oct 2026 that his Grok Bot looked at his statements and said a 32% fee 'seems a bit high for the market'. He remembered signing for 25% in 2019, had the bot review that contract, and it found the rate had changed without notice, worked out the overcharge and emailed the manager with his permission. He says USD 17,429.36 was wired back, and the bot now checks for slips like this as a standing job.
๐Ÿ”Œ Connects to:Your monthly owner statements (PDF or email)Your management contractYour email (sends only with your OK)
๐Ÿ™‹ Proof level: Personal postOne person's own account on X, Reddit, YouTube or a blog. Nobody has checked it: treat any numbers as their results, not a promise.
๐Ÿ“ฐ Found via X (Twitter): Ryan Debenham: my Grok Bot just recovered a $17,429.36 error by our property manager (X post) โ†—

๐Ÿ”— Helpful links

๐Ÿ”— Ryan Debenham's post (source) โ†—๐Ÿ”— AI Business Plays: the write-up with a ready prompt โ†—๐Ÿ”— Grok Bot docs: get started โ†—

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