Property management, built natively on Oracle NetSuite

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Platform

Six connected areas on one NetSuite system of record.

Set Up the Portfolio

RIOO Management
Management OverviewPortfolio structure, units, workflows and dashboardsProperty & Community SetupProjects, blocks, towers, buildings and shared areasUnits, Rooms & AmenitiesEvery unit, room and amenity with its own recordPricing StrategiesRecurring charges, amenities, storage and parking

Run and Understand

RIOO Management
Workflows & CustomizationApproval chains, routing and audit trailDashboards & ReportsOccupancy, income and KPIs from live recordsUnified Customer ViewLeases, payments, requests and messages in one viewProperty Management CRMLeads, inquiries and pipeline on the tenant recordCompliance & Certificate TrackingCertificates, expiry dates and reminders

Account for Every Property

RIOO Finances
Finances OverviewProperty accounting through to month-end closeProperty AccountingTenant ledgers, bank rec and budgets in NetSuiteLease Accounting (ASC 842 / IFRS 16)Right-of-use assets and lease liabilitiesRevenue Recognition & Straight-Line RentFree rent and escalations recognised evenlyCAM & Service-Charge ReconciliationPools, pro-rata shares and year-end true-upsBudgeting & ForecastingBudget versus actual by property and unitIncome & Expense ManagementIncome and operating costs by property and portfolioFinancial & Operational ExpensesCosts by property, unit and vendor, with recoveries

Collect and Pay

RIOO Finances
Rent Collection & PaymentsBilling, reminders, late fees and depositsOnline Rent Collection ToolsTenant-facing payment methods and autopayRent Collection ServicesCollections process and delinquency workflowVendors & Accounts PayablePOs, approvals, payment runs and agingInvoice AutomationInvoice capture, 3-way match and exceptionsUtility Billing & SubmeteringMeter reads, submetering and RUBS recharges

Fill Every Unit · Keep Residents and Tenants

RIOO Leasing & Sales
Leasing & Sales OverviewFrom first inquiry to renewal or closed saleLeasing ManagementListings, agreements, escalations and renewalsTenant Acquisition & ScreeningApplications, documents and screening statusProperty SalesLeads, quotes, closing and ownership updatesContracts & RenewalsClauses, e-signing, rent changes and renewalsMove-Ins & Move-OutsReadiness, inspections, deductions, final statementsCommercial Lease AdministrationCritical dates, options and abstracts

Keep Properties Working · Assets and Facilities

RIOO Maintenance
Maintenance OverviewRequests, planning, assets and inspectionsService Requests & TasksRequests become prioritised, assigned tasksWork Order ManagementFrom request to cost on the right GL lineMaintenance Planning & SchedulingPreventive schedules and technician calendarsProperty InspectionsRoutine, move-in, move-out and safety checksUtilities & AssetsAsset registers, meter data and asset historyEnterprise Facility ManagementPortfolio-scale FM for commercial ownersIntegrated Facilities ManagementHard and soft services on one record

Give People the Right Access

RIOO Portals & Mobile
Portals OverviewSelf-service for staff, tenants and ownersCommunity Manager PortalOne workspace for community staffTenant PortalPay, request, renew and download documentsTenant Communication ToolsEmail and SMS notices with a full message logiOS & Android AppsApps for site teams and residents on the go

Across the Platform

Platform-Wide
All Platform FeaturesEvery RIOO capability, module by moduleSecurity & PermissionsRoles, permissions and the NetSuite security modelBuilt Natively on NetSuiteWhat a NetSuite-native PMS is, and why it mattersTrace One Lease to the LedgerA lease becomes charges, invoices and GL entriesAll IntegrationsSee what stays in NetSuiteThe GL Detail Report: Tracing a Property Number Back to Its SourceFrom the blog · Accounting & finance
RIOO ManagementProperties, units, workflows and compliancePart of six connected areas on one NetSuite system of record.Management Overview RIOO ManagementProperties, units, workflows and compliancePart of six connected areas on one NetSuite system of record.Management Overview RIOO FinancesProperty accounting, lease accounting, rent and APPart of six connected areas on one NetSuite system of record.Finances Overview RIOO FinancesProperty accounting, lease accounting, rent and APPart of six connected areas on one NetSuite system of record.Finances Overview RIOO Leasing & SalesInquiry to renewal, commercial leases and salesPart of six connected areas on one NetSuite system of record.Leasing & Sales Overview RIOO MaintenanceRequests, work orders, inspections and assetsPart of six connected areas on one NetSuite system of record.Maintenance Overview RIOO Portals & MobileManager and tenant portals, plus appsPart of six connected areas on one NetSuite system of record.Portals & Mobile Overview Platform-WideSecurity, permissions and the full feature indexPart of six connected areas on one NetSuite system of record.Platform-Wide Overview

Solutions

Start from the places you manage, the business you run, your role or the workflow you want to fix.

All Solutions Compare RIOO Home and Professional

RIOO Home · Residential

RIOO Home OverviewResidential portfolios of every type, on NetSuiteSingle & MultifamilyApartments, townhomes and single-family rentalsStudent HousingBeds, academic terms and guarantorsPublic & Social HousingHousing authorities and associationsManufactured HousingLot rent, park-owned homes and utilitiesBuild-to-RentLease-up, stabilisation and fund reportingHOA, Condo & StrataAssociations, strata, MCSTs and block management

RIOO Professional · Commercial

RIOO Professional OverviewOffice, retail, industrial and mixed-use portfoliosOffices & WorkspacesSuites, floors, escalations and recoveriesIndustrial & WarehousesSheds, yards, NNN leases and asset registersMalls & RetailPercentage rent, sales reporting and CAMMixed-Use PortfoliosResidential and commercial processes on one recordAsset Managers & OwnersPortfolio performance, occupancy and NOI

By Role

All RolesSee RIOO through the job you doFinance Leaders & ControllersReceivables, entity close and auditProperty & Community ManagersDaily operations, residents and renewalsLeasing & Sales TeamsListings, applications and renewals in one placeMaintenance & Facility TeamsWork orders, planned maintenance and assetsNetSuite Administrators & ITArchitecture, permissions and customisation

By Workflow

All WorkflowsEnd-to-end processes, step by stepLead to LeaseFrom first inquiry to signed leaseLease to LedgerA lease becomes charges, invoices and GL entriesRequest to ExpenseService request to costed work order on property P&LProcure to PayPurchase order to vendor payment, fully tracedMonth-End & ConsolidationClose across entities and currenciesMove-In to Move-OutThe full tenancy, from keys to final statement
SpotlightManufactured housing, done properlyLot rent and home rent, park-owned homes and utility recovery, posted to the native GL.See the Use Case

NetSuite

Property management built natively on NetSuite, not synced to it.

What Is a NetSuite-Native PMS?

The Foundation

NetSuite Property ManagementWhat a NetSuite-native PMS is, and why it mattersWhy Native MattersHow native differs from SuiteApps and connectorsReal-Time GL PostingProperty events post to the GL as they happenAudit Trail & SOX ControlsSystem notes, approvals and segregation of duties

Finance Depth

Multi-Entity & OneWorldSubsidiaries, intercompany and consolidationMulti-Currency & Global TaxCurrencies, VAT, GST and sales taxFixed Assets & DepreciationBuildings and improvements in NetSuite Fixed AssetsSuiteAnalytics & Saved SearchesWorkbooks and saved searches on live dataSuiteCloud Platform & CustomisationExtend RIOO with SuiteScript, records and APIs

For NetSuite Teams

Already on NetSuite?Add property management to your accountArchitecture & Buying GuidesHow to evaluate a NetSuite property platformImplementation on NetSuitePhases, roles, data and go-live
Already on NetSuite?Add property management to the account you runLeases, rent and work orders on the subsidiaries, segments and roles you already have.See How It Fits

Integrations

External tools exchange data with RIOO. Core property and financial records stay in NetSuite.

Ask About a Custom Integration

Money In

PaymentsCardknox, AsiaPay, CybersourceUtility BillingNational Utility Billing System

People & Messages

CRM & ServiceSalesforce, HubSpot, Intercom, SlackMessagingTwilio, MessageBird, SendGrid

Documents & Listings

Documents & E-SignatureDocuSign, HelloSign, PandaDoc, DropboxListingsPublish vacancies to listing portalsCloud InfrastructureHosting and services that run beside NetSuite
30+ IntegrationsSee what stays in NetSuitePayments, messages and signatures connect at the edges. The ledger stays native.Open the Directory

Markets

Localised pages for the five markets RIOO serves, with the rules that change how property is run.

US · United States

RIOO in the United StatesGAAP, ASC 842, state laws and fair housingUS Landlord-Tenant Law LibraryLandlord-tenant guides for every US state

UK · United Kingdom

RIOO in the United KingdomLettings, block management and complianceRenters' Rights Act ReadinessPeriodic tenancies and the end of Section 21Deposit Protection & Client MoneyDeposit schemes, timelines and client moneyCompliance Certificates & HMO LicensingGas safety, EICR, EPC, HMO and Right to Rent

Australia, Singapore & UAE

RIOO in AustraliaTrust accounting, strata, bonds and GSTRIOO in SingaporeMCST, GST and InvoiceNowRIOO in the UAEEjari, RERA, owners associations and VAT
Laws LibraryLandlord-tenant law, state by stateOur most-read guides, grouped by state and country.Open the Library

Resources

Answers for choosing, implementing and running property management on NetSuite.

From the Blog: NetSuite SuiteApps Explained: A Guide for Real Estate View All Resources

Laws & Compliance by State

Laws & Compliance LibraryTenant law guides by state and countryNotice to Vacate & Move-Out Letter TemplatesReady-to-use notice and move-out letters

Help

Implementation & OnboardingHow we take you from kickoff to go-liveSupport & TrainingHelp channels, training and resources

Explore NetSuite Property Management

Best NetSuite PMS: Buyer's GuideHow to choose a PMS for NetSuiteWhat Is a NetSuite-Native PMS?What it means, in plain languageGlossaryProperty accounting terms, explainedGlossary: Tenant LedgerWhat a tenant ledger is and how to read one

See the Work

Webinars & EventsUpcoming webinars and events to meet the teamVideo LibraryProduct tours and short how-to videosBrochuresProduct overviews to download and shareBy the NumbersUnits, rent and activity running on RIOOFAQQuick answers for buyers and evaluators

Learn & Prepare

Straight-Line Rent CalculatorFree rent and escalations, evened outImplementation GuidePhases, roles and decisions before kickoffData Migration GuideMove balances, leases and historyGuidesDeep dives for property finance teamsInsights (Blog)Articles on property operations and NetSuite

Compare & Switch

Compare RIOOSee how RIOO compares, side by sideRIOO vs Yardi Voyager / BreezeOne NetSuite ledger, no second systemRIOO vs AppFolioEntity-level accounting on NetSuiteRIOO vs MRI SoftwareLeases and recoveries on one NetSuite ledgerRIOO vs NetSuite SuiteApps & Custom BuildsA complete platform vs add-ons or custom codeSwitching From YardiData mapping, phases and cutoverSwitching From AppFolioOwners, entities and a clean cutoverSwitching From MRI SoftwareLeases, recoveries and go-live
A Place to StartKnow what good preparation looks like.Bring your entities, charge codes, opening balances and lease files before kickoff.Read the Implementation Guide

Company

The team behind the NetSuite-native property platform.

From the Blog: You Just Won a Large Contract: The Mobilization Plan View All Company

Get to Know RIOO

About RIOOWho we are and why we built on NetSuiteWhy RIOOWhat sets a NetSuite-native platform apartOur Approach (The RIOO Way)How we design, implement and support RIOOBrand ValuesThe principles behind how we workBrand ResourcesLogos, colours and brand guidelines

People & Partners · Trust

CareersOpen roles and life at RIOOPrivacy PolicyHow we handle personal dataTerms of UseThe terms for using this website

Talk to Us

ContactTalk to the RIOO teamRequest a DemoSee RIOO with your own scenariosPricingRequest a proposal for your portfolio
Let's Get SpecificBring us your hardest property.Show us the lease, charge or report that breaks today; we'll trace it through NetSuite with you.Request a Demo

The RIOO blog

Real Estate Trends

All articles

22 articles · Clear

Newsletter

One useful email a month.

The month’s most practical guides on operations, accounting and NetSuite. No product spam.

FAQ

About the blog.

Still curious? Ask the team.

What does the RIOO blog cover?

The RIOO blog covers property management operations, property accounting, landlord-tenant law by state and country, and running real estate on Oracle NetSuite. Articles are written for operators, controllers, NetSuite administrators and property managers, with practical steps, examples and checklists rather than product announcements.

How often is the blog updated?

New articles are published several times a week, and law and compliance guides are reviewed when rules change. Each article shows the date it was last updated, so you can judge how current the guidance is before you rely on it.

Is blog content legal or tax advice?

No. Law, compliance and tax articles explain rules in plain language to help you prepare questions for your advisers. They are not legal or tax advice. Always confirm requirements for your property and jurisdiction with a qualified professional.

Where should I start if I am evaluating NetSuite property management?

Start with the guide to NetSuite SuiteApps for real estate, then read what NetSuite-native property management means and the buyer’s guide to the best NetSuite property management software. Together they explain the architectures and the questions to ask vendors.

Can I suggest a topic?

Yes. If there is a property management, accounting or NetSuite question you cannot find answered, send it through the contact page. Topic suggestions from operators shape what the team writes next.