Shafiq Hirani breaks NOI improvements into three 30-day phases to avoid execution failure. Lane 1 tackles billing and collections; Lane 2 renegotiates vendor contracts; Lane 3 fixes utility recovery and sets up reporting. One owner gained $100,000 more in loan proceeds after completing the plan.
You have done the audit. You know where the leaks are. Now the question is, what do you do first? Because if you try to fix everything at once, nothing gets done well. The 90-day NOI plan solves this. 3 lanes, one at a time. Lane 1, days 1 to 30, fast wins. These are the actions that cost nothing and move quickly. Billing cleanup. Audit every active lease and confirm every fee is going out. Renewal Timing: Set your calendar for every lease that expires in the next 90 to 120 days. Delinquency Workflow: Review your current process and tighten it. Utility Triage: Flag any bills with unexplained spikes and schedule a plumber or meter review. Lane 2, Days 31 to 60: Medium Wins. Vendor Rebids: Contact 3 competitors for each of your top contracts. Use the quotes to renegotiate. Scope tightening: review what each vendor actually does versus what your contract says. Turn time system: write your make-ready scope. Set your target. Communicate it to your maintenance team. Lane 3, days 61 to 90: structural wins. Utility recovery: if your state allows it, set up or clean up your recovery structure. Reporting cadence: Establish the monthly package. If your manager does not produce one, ask for it. Rent and renewal strategy. Set your approach for the next 12 months. I worked with one owner who wanted to refinance immediately. He had already called a lender. The timing felt right. But when we mapped out his 90-day plan together, we found that resolving his collections, resetting 2 vendor contracts, and correcting a utility recovery issue would materially improve his DSCR, the debt service coverage ratio that lenders care most about. He delayed the refinance by 90 days, executed the plan, and came back to lenders with a much stronger picture. The outcome was better terms and over $100,000 more in loan proceeds than in the original scenario. 90 days of focused work changed the entire refinance story. Triple CTA. First, watch video 8. It is the series finale and shows you all 3 options to move forward. Second, download the NOI Leak Audit Checklist. It is the starting point for your 90-day plan. Third, want to build your 90-day plan together? Book the free diagnostic. Link is below.
