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611 Sep 2026
| Published | Title | Build |
|---|---|---|
| September 8 - AcrePilot Closing & Financing Follow-Up Another Family Office Simulator update is live. A few players were still running into two frustrating AcrePilot problems after the last closing update: • a valid property purchase could still fail with the generic “authoritative state” message; and • Preview / Continue to Financing could sometimes appear to do nothing. They turned out to be two separate issues hiding behind similar symptoms. AC… | 25189182 | |
| September 5 - AcrePilot Closing & Mortgage Lifecycle Fix Another Family Office Simulator update is live. This one took longer than I wanted. After the August 31 AcrePilot hotfix, a few players were still able to hit the same generic “authoritative state” error even though they had enough money to close the deal. Once I started tracing those saves, it turned out there were a couple of deeper issues underneath that same message. The biggest one involve… | 25140997 | |
| August 31 - AcrePilot Closing Hotfix A small but important AcrePilot hotfix is now live. Two players reported that they had enough cash to complete an acquisition, including cash they had drawn from their line of credit, but the deal could still fail at closing with a generic “authoritative state” error. I tracked it down. The problem was not that LOC-funded cash had been intentionally disallowed. Older Banking and LOC transaction… | 25039314 | |
| August 30 - Command Center & AcrePilot Negotiation Update Another Family Office Simulator update is live. This one is mostly about making the office easier to run and making AcrePilot negotiations behave like something the game actually remembers instead of something you have to keep track of yourself. COMMAND CENTER The desktop has been reorganized around the new Command Center. Instead of feeling like a loose collection of apps, the office now has a… | — | |
| August 24 - AcrePilot, Staffing & Property Management Quality Update Another Family Office Simulator update is live. This one is a broad quality and clarity pass built around a simple rule: the game should explain the decision before it takes your money or asks you to commit. ACREPILOT AND FINANCING • AcrePilot listings now include improved Offering Briefs with clearer operating, yield, asset-class, and risk context. • You can now Preview Financing before submit… | — | |
| August 21 - Rent Risk & Property Management Update Today's Family Office Simulator update improves how occupied-rent changes account for recent rent history and makes the risk shown to players more consistent with the actual economic burden on a tenant. ### Occupied Rent Risk * Recent rent increases are now evaluated cumulatively over a rolling 12-month period. * Repeated small increases can no longer avoid move-out risk simply by staying below… | — | |
| August 18 Update - Lease Renewals, Heir Development & Market Messaging Another update is live. This one is mostly focused on three player-reported issues that were small on the surface but had some pretty important logic underneath them. Property Manager lease renewals Routine residential lease renewals handled by an in-house Property Manager no longer depend on the random lease-negotiation event happening first. If you have renewal delegation enabled, the lease i… | — | |
| August 16 - Reporting, Annual Reports & Desktop Usability Update Today’s update focuses on several player-reported clarity and usability issues. What changed: • Monthly advisor emails now preserve the correct positive or negative sign for Net Checking Change. • Lease-renewal messaging now correctly distinguishes between changing rent and simply renewing a valid lease at its current signed rent. • Completed Annual Reports can now be reopened anytime from Acco… | — | |
| August 16 - Property Valuation & Tax Basis Update Another deeper property-economics update is now live. This one started with a pretty simple player question: if I buy a property well, improve the operations, and then move through different market cycles, is the game actually recognizing what happened to that property? The old valuation model wasn't doing that clearly enough, so I went deeper than just changing the number on the screen. WHAT C… | — | |
| August 15 - Seller Negotiation Fix Another small Family Office Simulator update is live. A player caught sellers occasionally doing something that was, frankly, impressively bad negotiating. 😄 In certain late-round purchase negotiations, you could raise your offer and the seller could respond with a “final offer” that was actually lower than the amount you had already offered them. That obviously doesn’t make much sense. What c… | — | |
| August 15 - CMBS Financing & Sale Lockout Update Small but important financing update today. CMBS loans in Family Office Simulator are intended to trade some flexibility for longer-term, non-recourse commercial financing. The game already enforced the CMBS lockout when refinancing or paying off a mortgage directly, but I found a separate property-sale path that could still settle the mortgage during that same lockout period. That was inconsis… | — | |
| August 14 - Hard Mode First-Deal & Financing Clarity Update Another AcrePilot update is now live. This one addresses a problem several players uncovered after the regional-market changes. The $250K Grind start is supposed to be hard. Depending on the region and market cycle, however, it could also leave a player waiting far too long before the normal market produced a first property that had any realistic chance of satisfying both cash-to-close and lend… | — | |
| August 13 - AcrePilot Regional Market & Building Age Update Another AcrePilot update is live. This one changes some of the underlying market supply so the commercial real estate market behaves more like a changing regional market instead of one global pool with different price multipliers. AcrePilot now varies marketplace depth, property mix, deal-size mix, and building-age mix by region. That means regions should feel somewhat different from each other… | — | |
| August 12 - NNN Vacancy & Re-Leasing Fix Another player report turned into a bigger problem than I expected. Sammy had an NNN property sitting vacant for more than five years. After digging into it, I found out that once an NNN property lost its tenant, it could actually lose its path to ever getting another one. So yeah, five years was definitely more than bad luck. 😂 That is fixed now. Vacant NNN properties now have their own leasi… | — | |
| August 12 Update — Annual Insurance Renewals Today’s update corrects the timing of portfolio insurance renewals. Previously, FOS used a monthly probability check that worked out to roughly one insurance renewal per year over time. The problem with that approach was that “roughly annual” could still mean getting one renewal in August and another in October. That isn’t a very good definition of annual. 😂 Portfolio insurance now follows an… | — | |
| August 12 - Refinancing & Loan Integrity Fixes This update fixes several issues in the refinancing and mortgage systems. Refinancing now uses the property’s current operating income consistently when determining lender eligibility, calculating DSCR, previewing the loan, and completing the refinance. This fixes cases where a property could be denied based on older NOI figures or where the DSCR shown before closing could change dramatically i… | — | |
| August 12 - AcrePilot & Rent Roll Improvements This update improves two areas based directly on player feedback. AcrePilot listings now behave more like an active market. Properties can sell to other buyers, withdraw, or reprice over time instead of remaining listed indefinitely, and available inventory now responds more naturally to market conditions. Rent Roll bulk actions also now preserve the selected action and entered value when chang… | — | |
| August 11 Update — Accounting & Tax Corrections Today's update focuses on depreciation and annual reporting. • Partial-year depreciation now follows FOS's simplified monthly model when a property is acquired during the year. • Depreciation now also stops correctly at the month a property is sold, preserving the sale-year deduction through that month. • Annual Reports now use completed reporting periods more consistently and better distinguis… | — | |
| Staffing, Workload & Cash Flow Fixes This update focuses on long-running saves and larger family offices, along with a few accounting and UI fixes reported by players. • Reworked employee workload so uncovered work is tracked by the current period instead of building into an ever-growing historical backlog. • Property Management, Leasing, and Maintenance staffing can now scale beyond the old limits as portfolio workload grows. • S… | — | |
| August 9 Early Access Update — Property Operations, Staff & Quality-of-Life Impr This Early Access update focuses on economic accuracy, property operations, staff usefulness, and quality-of-life improvements based on player feedback. Highlights: • Accounting reconciliation has been corrected so financial reporting remains consistent across longer saves. • NNN lease renewals now properly reset to current market rent when a lease renews. Existing signed rent remains fixed dur… | — | |
| Governance & Dynasty Progression Update This update focuses on late-game governance, succession clarity, and making sure mature family offices are never trapped behind an unachievable heir-readiness requirement. • Governing Documents are no longer locked behind a successor reaching 65 readiness. • Institutional governance is now based on the maturity of your family office: an established Headquarters, verified CEO Mode, and an active… | — | |
| Rent Roll & Employee Messaging Fixes — August 7 This follow-up update fixes two player-reported issues involving Rent Roll market classification and employee message threads. • Rent Roll “Above Market” and “Below Market” filters now use the same market comparison shown in the Rent Roll itself. • Small rent differences are now classified correctly instead of requiring roughly a 5% variance before appearing in the Above Market or Below Market… | — | |
| Estimated Tax & UI Reliability Update — August 7 This update focuses on estimated-income-tax accuracy, existing-save reconciliation, and UI reliability. • Estimated income tax is now calculated from 20% of prior-year taxable income and divided across the April, June, September, and December installments. • Corrected a year-end history issue that could use the wrong December activity when establishing the following year’s estimated-tax basis.… | — | |
| Succession & Net Worth Integrity Update Hello everyone, A new Family Office Simulator update is now live. This update focuses heavily on long-running saves, succession continuity, financial progression, and safer save migration. Key changes include: • Older completed successions are now recognized correctly and remain stable across saving and reloading. • Succession completion and Permanent Dynasty qualification are now treated separ… | — | |
| August 4 Hotfix — Succession and Governance This hotfix corrects several progression and save-state issues discovered after the August 3 update. • Fixed cases where saves that had already completed a valid succession could remain locked out of the Founder’s Charter and governance progression. • Strengthened succession and dynasty-state recovery for older saves while preventing invalid saves from receiving unintended governance access. •… | — |
| Date | Day | Time | Patch title | Build ID | Branch | Depots | Download Δ |
|---|---|---|---|---|---|---|---|
| 9 Sep 2026 | Wed | 18:05 | No patch notes · unannounced build | 25214550 | public | 1 | — |
| 8 Sep 2026 | Tue | 14:51 | September 8 - AcrePilot Closing & Financing Follow-Up | 25189182 | public | 1 | — |
| 5 Sep 2026 | Sat | 13:58 | September 5 - AcrePilot Closing & Mortgage Lifecycle Fix | 25140997 | public | 1 | — |
| 31 Aug 2026 | Mon | 16:37 | August 31 - AcrePilot Closing Hotfix | 25039314 | public | 1 | — |