Talk to RIOO
See it on your own NetSuite account.
A tailored demo on data shaped like yours.
Platform
Six connected areas on one NetSuite system of record.
Set Up the Portfolio
RIOO ManagementRun and Understand
RIOO ManagementWorkflows & 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 FinancesFinances 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 FinancesRent 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 & SalesLeasing & 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 MaintenanceMaintenance 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 & MobilePortals 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-WideAll 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.
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
NetSuite
Property management built natively on NetSuite, not synced to it.
The Foundation
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
Integrations
External tools exchange data with RIOO. Core property and financial records stay in NetSuite.
People & Messages
Markets
Localised pages for the five markets RIOO serves, with the rules that change how property is run.
US · United States
UK · United Kingdom
Resources
Answers for choosing, implementing and running property management on NetSuite.
Laws & Compliance by State
Help
Explore NetSuite Property Management
See the Work
Learn & Prepare
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
Company
The team behind the NetSuite-native property platform.
Get to Know RIOO
People & Partners · Trust
Six connected areas on one NetSuite system of record.
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
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
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
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
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
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
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
Start from the places you manage, the business you run, your role or the workflow you want to fix.
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 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
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
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
Property management built natively on NetSuite, not synced to it.
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
External tools exchange data with RIOO. Core property and financial records stay in NetSuite.
Localised pages for the five markets RIOO serves, with the rules that change how property is run.
Answers for choosing, implementing and running property management on NetSuite.
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
The team behind the NetSuite-native property platform.
Log in
Choose your portal
Each RIOO portal has its own secure sign-in.
- Sales portalRIOO team: sales materials to share with customers
- Resident portalPay rent, request maintenance and get community updates
- Community manager portalDaily operations, requests and resident activity
- Vendor portalWork orders, job updates and invoices
- Employee portalStaff workspace for leasing, accounting, maintenance and approvals
New to RIOO? Request a demo