Property management, built natively on Oracle NetSuite

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The RIOO wayProperty management, built natively on NetSuite

Your portfolio.
A connected city.

Leasing, finance, maintenance and resident service, connected in one platform on NetSuite, for residential and commercial portfolios.

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Two connected RIOO islands: a residential neighbourhood and a commercial district, joined by a bridge
What RIOO connects on one platform built on NetSuite
  • Resident portal
  • Property accounting on the NetSuite GL
  • Leasing & sales
  • Maintenance
  • Rent & billing

RIOO by the numbers

Real portfolios, running every day

Collections, units, residents and requests flowing through one platform.

$160M+Collected in monthly rent through RIOO, posted straight to the NetSuite ledger
180k+Units managed across the US & Canada
400K+Tenants & occupants
650+Communities
175K+Service requests processed
$15M+Annual recurring charges run by fully automated accounting
1700+Amenities managed
52+States
See RIOO with your portfolio

Product tour

See RIOO, end to end, in 90 seconds

A complete walkthrough of RIOO, the property management system built natively on NetSuite: property setup, lease management, finance and accounting, maintenance, and the tenant and manager mobile apps.

Book a live demoExplore the platform

The old way

The work is connected.
The records aren’t.

Property management shouldn’t require five tools, three spreadsheets and a full-time administrator to hold it together.

RIOO keeps leasing, finances, maintenance and tenant management on one platform, so everyone from property managers to finance controllers sees the same record.

  • Rent roll rebuilt in a spreadsheet every month
  • Work orders lost in email threads and texts
  • Bank feeds matched to ledgers line by line
  • Owner statements stitched together by hand

Why RIOO

Everything your property team needs, in one place

From leasing and accounting to maintenance and tenant portals, RIOO covers the work your team deals with daily, inside one unified platform.

01 RIOO Management

The new way of managing properties

Set up properties and whole communities, plan pricing and follow sales. Commercial, residential, or both.

  • Property & community setup
  • Units, rooms & amenities
  • Pricing strategies
  • Property sales
  • Workflows & customization
  • Dashboards & reports
  • Unified customer view
Explore management
Illustration of a connected residential portfolio
Unit availabilityBuilding 2
101102103104105106 201202203204205206 301302303304305306
OccupiedVacantNoticeMaintenanceReserved

02 RIOO Finances

Property finances made easy

Real-time financial visibility from a consolidated level down to individual transactions, because property work and the general ledger share one NetSuite environment.

  • Property accounting
  • Income & expense management
  • Vendor management & AP
  • Financial & operational expenses
Explore finances
Illustration of property accounting dashboards
Rent collected$1.24M▲ 3.1%
Outstanding$86.4K12 tenants
Rent · Unit 4B$2,450.00
Repairs & maintenance−$180.00

03 RIOO Leasing

Lease with ease

From “Is it available?” to “Welcome home.” Follow every applicant, agreement, renewal and rent charge on the same record.

  • Leasing management
  • Tenant acquisition & screening
  • Contracts & renewals
  • Move-ins & move-outs
  • Collecting rent & payments
Explore leasing
Illustration of the leasing journey from inquiry to move-in
Unit 12 · ApplicationIn review
  1. Inquiry
  2. Application
  3. Screening
  4. Agreement
  5. Move-in
22days
Renewal dueIn 90 days · Lease L-2207

04 RIOO Maintenance

Property care without a care

Keep properties and communities at their best through one streamlined interface, from the first request to the asset history.

  • Service requests & tasks
  • Maintenance planning & scheduling
  • Utilities & assets
Explore maintenance
Illustration of planned maintenance on a schedule
This week6 work orders
✓ CompletedHVAC filter · Bldg 1Preventive
● In progressKitchen tap · Unit 4BTenant request
◷ ScheduledFire safety checkThu · 09:00

05 RIOO Portals

Welcome to RIOO

Give every party the right access. Community managers run the day; tenants pay, request and renew from their own portal and mobile app.

  • Community manager portal
  • Tenant portal
  • iOS & Android apps
Explore portals
Illustration of a resident using the tenant portal
EL

Good morning, Elena

Balance due$2,450.00Rent is due on the 1stPay rent
● In progressKitchen tap · Luis arrives 10:30
✓ BookedClubhouse · Saturday

How it works

From one request to the ledger

A resident notices a problem. The next step matters. Watch one repair travel through RIOO and land in the books, without anyone re-keying it.

  1. 1
    It starts with one request

    A tenant reports a leaking tap from the portal, with a photo.

  2. 2
    Everyone is in the loop

    The community manager assigns a technician; the tenant sees the visit time.

  3. 3
    The work is recorded

    The technician completes the job on mobile and logs parts and cost.

  4. 4
    The books keep up

    The cost reaches the right property and expense category in NetSuite.

The foundation

Built natively on NetSuite.

Property and financial records live in one NetSuite environment, with no separate sync cycle between them. A lease creates its accounting records, collections reach the GL, and work-order costs land on the right property.

01

One system of record

Property, building, unit, tenant and lease records sit alongside the financial records they create.

02

Real-time GL posting

Trace any workflow from lease through invoice, payment and journal, inside the same environment.

03

Multi-entity ready

Consolidate across entities, currencies and regions through NetSuite. Confirm your NetSuite edition, such as OneWorld.

Every property is a placewhere life happens.

Property types

Start with the places you manage

Residential, commercial, or both. RIOO gives your team a complete, real-time view of every property, lease and operation in one place.

Roles

Built for every role in your property team

Finance controllers

Current receivables, property P&L, entity consolidation and an audit trail, with fewer exports.

Property managers

Consistent portfolio records, lease context, hand-offs and exceptions you can see.

Leasing & sales

Inquiry to application to contract, with renewal dates and charge structures attached.

Maintenance teams

Prioritised work orders, technician and vendor scheduling, field status and asset history.

Asset managers

Occupancy, income, expenses and asset performance at portfolio level.

Residents & tenants

Self-service payments, documents, maintenance tracking and messages.

Integrations

Connect the tools around your work

RIOO supports 30+ integrations across payments, CRM and communication, documents and e-signatures, and listings. Core property and financial records stay in NetSuite.

NetSuite AccountingSalesforceHubSpotIntercomSlackTwilioSendGridMessageBirdDropboxAWS
DocuSignHelloSignPandaDocCardknoxAsiaPayCybersourceNational Utility Billing SystemZillowTrulia
See all integrations

Why teams choose RIOO

What changes when property runs inside NetSuite?

Leasing, rent, maintenance and owner reporting share one NetSuite ledger, so every team works from the same record. Turn on the modules you need, run residential and commercial side by side, and add entities without adding systems. Month-end becomes a review of the books, not a reconciliation between them.

Request a demo Why native matters

One ledger for leases, rent and owners, because RIOO runs inside NetSuite.

Lease to cash without re-keying: charges, invoices and receipts post straight to the GL.

Every rent payment lands in NetSuite as soon as it clears.

Work orders, vendor bills and payments share one record, from request to paid.

Owner statements built from the same books your auditors see.

CAM reconciliations calculated from actual NetSuite expenses, not spreadsheets.

Add a subsidiary, a property or a currency without adding another system.

Consolidate every entity in NetSuite OneWorld with property detail intact.

Start with the modules you need today and switch on more as the portfolio grows.

Residential and commercial leases, run side by side on one platform.

Technicians close jobs on mobile, and finance sees the cost the same day.

Residents pay, request and message from one portal that writes to NetSuite.

Month-end close without reconciling property software against accounting.

Drill from a property P&L to the lease that produced the number.

Workflows and approvals shaped to your process with NetSuite’s own tools.

Roles, permissions and the audit trail come from NetSuite, so nothing sits outside it.

Straight-line rent and lease accounting calculated where the ledger lives.

Renewals, escalations and notices tracked against each lease automatically.

Planned maintenance scheduled by asset, so the next job never depends on memory.

Utility costs recovered by property, with every bill traced to its charge.

Dashboards read live NetSuite data, so every team works from the same numbers.

NetSuite upgrades never break a sync, because there is no sync to break.

Leasing, finance and maintenance finally work from the same tenant record.

Move-ins and move-outs set up charges, deposits and inspections in one flow.

Vendor invoices matched to work orders and paid inside NetSuite.

Plan your transition

Go live with a team beside you

Implementation is part of the RIOO experience: portfolio-specific configuration, migration, training and go-live support, with clear milestones.

  1. [1]

    Discovery & configuration

    Map your portfolio, entities, workflows and approvals to RIOO on NetSuite.

  2. [2]

    Data migration

    Bring properties, tenants and leases across, and reconcile them before go-live.

  3. [3]

    Training & testing

    Role-based training and end-to-end testing with your team.

  4. [4]

    Go-live & ongoing support

    Customer-success managers, live chat, knowledge resources and configuration reviews as you grow.

    Explore the customer experience

Learning real estate

Useful ideas for property teams

Visit the RIOO blog
NetSuite

NetSuite-native property management: how the architecture works
Buying guide

NetSuite SuiteApps for real estate and property management
Accounting

The best property management software built on NetSuite
Operations

You just won a large contract: the mobilization plan
Finance

After a failed audit: remediating a material weakness

Pricing

Shaped around your portfolio

Every RIOO plan is configured for your property types, entities and NetSuite setup. Tell us about your portfolio and we’ll walk you through it.

Residential

RIOO Home

Request a proposal for your portfolio

  • Single & multifamily, student, public & social, manufactured housing
  • Leasing, rent collection and tenant portal
  • Property accounting on NetSuite
Talk to sales
Mixed portfolios

RIOO Home + Professional

Request a proposal for your portfolio

  • Residential and commercial processes side by side
  • Multi-entity consolidation (confirm NetSuite edition)
  • Implementation, migration and training
Request a demo
Commercial

RIOO Professional

Request a proposal for your portfolio

  • Offices, retail, industrial and warehouses
  • Complex leases, escalations and recoveries
  • Vendor management and AP
Talk to sales

FAQs

Questions, answered

Can’t find what you need? Talk to the RIOO team.

What is RIOO?

RIOO is an enterprise property management platform built natively on NetSuite. It brings leasing, accounting, maintenance, tenant communication and reporting into one place, giving property teams a real-time view of their entire portfolio.

What types of properties can RIOO manage?

Residential and commercial. Residential includes single-family homes, multifamily buildings, apartments, condominiums, HOAs, student housing, public and social housing, and manufactured housing. Commercial covers offices, retail malls, industrial buildings, warehouses and shared workspaces.

What core features does RIOO include?

Five operating areas: Management, Finances, Leasing, Maintenance and Portals, all accessible from one platform, with iOS and Android apps.

How does RIOO handle property accounting?

Financial data and operations live in the same NetSuite environment, so rent collections, vendor payments, expense tracking and reconciliation happen where your finance team already works, without syncing between platforms.

Does RIOO still connect to other tools?

Yes. Payments, screening, e-signatures, communications and listings connect through integrations. The core property and financial records stay in NetSuite.

Who is RIOO designed for?

Property teams operating at scale: property managers, leasing agents, finance controllers, maintenance coordinators, asset managers and system administrators, across residential-only, commercial-only and mixed portfolios.

Your demo is here

Bring your property story together.

See how leasing, finance, maintenance and resident service connect on NetSuite, using a portfolio like yours.

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