A detailed breakdown of how every line in your owner statement is calculated. For how to configure the settings that drive these calculations, see the Property Owner Statement Settings article.

Every Property Owner Statement is built from the same set of components:

Rental income is the sum of rental income from all reservations falling within the statement period. Which period a reservation's income lands in depends on the calculation method configured in your account settings. For how each method works, see the Calculation method section in the Property Owner Statement Settings article.

The key mathematical point is that the calculation method affects the full rental income and full PM commission of a reservation together, meaning both always move in the same direction. A reservation cannot have its income counted in one period and its commission counted in another.

A reservation also always uses the settings of the first statement it appeared in. For how this affects calculation when settings change over time, see How reservation settings are applied in the Property Owner Statement Settings article.

Most lines in the statement, especially the PM commission, are calculated from the base price. The base price is defined as:

For how to configure your business model, commission percentages, basis, fee shares, and minimums, see the Configure PM commission section in the Property Owner Statement Settings article.

In the Basic model, PM commission is calculated as:

The result is then capped so it can never exceed the accommodation base price for that reservation.

In the Advanced model, your total PM commission is the sum of two parts:

The basic part uses the same formula as the Basic model, applied to whichever basis you have configured. The fee shares part is the sum of each configured fee multiplied by its split percentage:

and so on for any additional components you have configured such as closed resolution amounts or canceled reservations.

The platform-specific percentage logic applies to both models. The system checks for a percentage set specifically for the reservation's platform first. If none is found, it falls back to the "Other platforms" percentage.

Important: fee shares are already inside PM commission

The total PM commission already includes the fee shares. This matters for the net to owner calculation. Fee shares are not subtracted again separately.

Statements use a single tax model: the owner is the merchant of record for taxes. Taxes flow through to the owner's side of the statement, not the property manager's side. Additional tax models will be introduced in future releases.

For how to create and assign tax profiles, see the Tax profiles section in the Property Owner Statement Settings article.

The taxes line in the statement is the sum of:

This means the expense category (Service or Supplies) and the tax profile assigned to an expense both directly affect the taxes line. The concept fields on an expense are for reporting and audit purposes only and do not affect the calculation.

This line is always zero at this moment. It is reserved for future revenue categories and managers will be able to customize its value in future releases.

Expenses reduce the net to the owner and credits increase it. For the full setup of categories, sign convention, tax profiles, and editing rules, see the Expenses and adjustments section in the Property Owner Statement Settings article.

The only point specific to the calculation is that the expense category and tax profile do affect the taxes line, as described in the Taxes section above.

The final amount payable to the owner is:

Net to owner = Rental income - PM commission - Taxes - Expenses + Credits

PM commission in this formula is the full amount, which already includes both the basic commission and all fee shares. Do not subtract fee shares again.

When you change your contract terms with an owner, iGMS needs to keep historical statements accurate while applying the new terms going forward. It does this through branches.

The main branch uses the current business settings from the property card and your profile. It applies to any period that has not yet been finalized. Any draft statement you open or edit uses these current settings.

Once you finalize a statement, its settings are frozen into a finalized branch. Changes you make to business settings afterward do not reach back into finalized statements.

The contract start date set on the property is the transition date, the point from which the current contract terms take effect. Alongside it, the system also recognizes a minimal transition date, which is the earliest possible date the transition can apply. Both work the same way. The minimal transition date simply acts as a floor, the earliest boundary the system will recognize as a valid transition point.

When a reservation first appears in a statement and it started before the transition date (or the minimal transition date, whichever applies), the system automatically cuts all amounts from before that date out of the total. Those pre-transition amounts are treated as if they had already been reported in a prior period, even if no such period actually existed. This prevents pre-contract revenue and commission from being included in a statement that should only reflect the current terms.

Example: You renegotiate your contract on April 1.

Reservations and expenses can be in a currency different from the statement currency. iGMS automatically converts amounts using exchange rates fetched from its internal rates service.

Why is my rental income different from what I see in my channel payout?

Because in statements, iGMS uses statement-specific rules, such as the calculation method, transition date logic, finalized statement data, and how adjustments are assigned to periods. Reports differ because they use current settings, while finalized statements use the data and settings from the moment they were finalized.

Why is unrecognized revenue visible if it is always zero?

It is reserved for future revenue categories that iGMS will be able to recognize as channel data becomes richer. It is included now so the statement structure stays consistent over time.

Can I see which business settings were used to calculate a finalized statement?

You can see the Property Owner and Calculation method used directly in the statement. However, the commission percentage itself is not displayed in the statement. The statement shows only the calculated result under PM Commission, not the underlying commission % used to calculate it.

Have more questions? Please feel free to reach out to us at [email protected] and we will gladly help as best and as fast as we can.