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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 dashboards Property & Community SetupProjects, blocks, towers, buildings and shared areas Units, Rooms & AmenitiesEvery unit, room and amenity with its own record Pricing StrategiesRecurring charges, amenities, storage and parking

Run and Understand

RIOO Management

Workflows & CustomizationApproval chains, routing and audit trail Dashboards & ReportsOccupancy, income and KPIs from live records Unified Customer ViewLeases, payments, requests and messages in one view Property Management CRMLeads, inquiries and pipeline on the tenant record Compliance & Certificate TrackingCertificates, expiry dates and reminders

Account for Every Property

RIOO Finances

Finances OverviewProperty accounting through to month-end close Property AccountingTenant ledgers, bank rec and budgets in NetSuite Lease Accounting (ASC 842 / IFRS 16)Right-of-use assets and lease liabilities Revenue Recognition & Straight-Line RentFree rent and escalations recognised evenly CAM & Service-Charge ReconciliationPools, pro-rata shares and year-end true-ups Budgeting & ForecastingBudget versus actual by property and unit Income & Expense ManagementIncome and operating costs by property and portfolio Financial & Operational ExpensesCosts by property, unit and vendor, with recoveries

Collect and Pay

RIOO Finances

Rent Collection & PaymentsBilling, reminders, late fees and deposits Online Rent Collection ToolsTenant-facing payment methods and autopay Rent Collection ServicesCollections process and delinquency workflow Vendors & Accounts PayablePOs, approvals, payment runs and aging Invoice AutomationInvoice capture, 3-way match and exceptions Utility 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 sale Leasing ManagementListings, agreements, escalations and renewals Tenant Acquisition & ScreeningApplications, documents and screening status Property SalesLeads, quotes, closing and ownership updates Contracts & RenewalsClauses, e-signing, rent changes and renewals Move-Ins & Move-OutsReadiness, inspections, deductions, final statements Commercial Lease AdministrationCritical dates, options and abstracts

Keep Properties Working · Assets and Facilities

RIOO Maintenance

Maintenance OverviewRequests, planning, assets and inspections Service Requests & TasksRequests become prioritised, assigned tasks Work Order ManagementFrom request to cost on the right GL line Maintenance Planning & SchedulingPreventive schedules and technician calendars Property InspectionsRoutine, move-in, move-out and safety checks Utilities & AssetsAsset registers, meter data and asset history Enterprise Facility ManagementPortfolio-scale FM for commercial owners Integrated Facilities ManagementHard and soft services on one record

Give People the Right Access

RIOO Portals & Mobile

Portals OverviewSelf-service for staff, tenants and owners Community Manager PortalOne workspace for community staff Tenant PortalPay, request, renew and download documents Tenant Communication ToolsEmail and SMS notices with a full message log iOS & Android AppsApps for site teams and residents on the go

Across the Platform

Platform-Wide

All Platform FeaturesEvery RIOO capability, module by module Security & PermissionsRoles, permissions and the NetSuite security model Built Natively on NetSuiteWhat a NetSuite-native PMS is, and why it matters Trace One Lease to the LedgerA lease becomes charges, invoices and GL entries All IntegrationsSee what stays in NetSuite The 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 NetSuite Single & MultifamilyApartments, townhomes and single-family rentals Student HousingBeds, academic terms and guarantors Public & Social HousingHousing authorities and associations Manufactured HousingLot rent, park-owned homes and utilities Build-to-RentLease-up, stabilisation and fund reporting HOA, Condo & StrataAssociations, strata, MCSTs and block management

RIOO Professional · Commercial

RIOO Professional OverviewOffice, retail, industrial and mixed-use portfolios Offices & WorkspacesSuites, floors, escalations and recoveries Industrial & WarehousesSheds, yards, NNN leases and asset registers Malls & RetailPercentage rent, sales reporting and CAM Mixed-Use PortfoliosResidential and commercial processes on one record Asset Managers & OwnersPortfolio performance, occupancy and NOI

By Role

All RolesSee RIOO through the job you do Finance Leaders & ControllersReceivables, entity close and audit Property & Community ManagersDaily operations, residents and renewals Leasing & Sales TeamsListings, applications and renewals in one place Maintenance & Facility TeamsWork orders, planned maintenance and assets NetSuite Administrators & ITArchitecture, permissions and customisation

By Workflow

All WorkflowsEnd-to-end processes, step by step Lead to LeaseFrom first inquiry to signed lease Lease to LedgerA lease becomes charges, invoices and GL entries Request to ExpenseService request to costed work order on property P&L Procure to PayPurchase order to vendor payment, fully traced Month-End & ConsolidationClose across entities and currencies Move-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 matters Why Native MattersHow native differs from SuiteApps and connectors Real-Time GL PostingProperty events post to the GL as they happen Audit Trail & SOX ControlsSystem notes, approvals and segregation of duties

Finance Depth

Multi-Entity & OneWorldSubsidiaries, intercompany and consolidation Multi-Currency & Global TaxCurrencies, VAT, GST and sales tax Fixed Assets & DepreciationBuildings and improvements in NetSuite Fixed Assets SuiteAnalytics & Saved SearchesWorkbooks and saved searches on live data SuiteCloud Platform & CustomisationExtend RIOO with SuiteScript, records and APIs

For NetSuite Teams

Already on NetSuite?Add property management to your account Architecture & Buying GuidesHow to evaluate a NetSuite property platform Implementation 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, Cybersource Utility BillingNational Utility Billing System

People & Messages

CRM & ServiceSalesforce, HubSpot, Intercom, Slack MessagingTwilio, MessageBird, SendGrid

Documents & Listings

Documents & E-SignatureDocuSign, HelloSign, PandaDoc, Dropbox ListingsPublish vacancies to listing portals Cloud 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 housing US Landlord-Tenant Law LibraryLandlord-tenant guides for every US state

UK · United Kingdom

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

Australia, Singapore & UAE

RIOO in AustraliaTrust accounting, strata, bonds and GST RIOO in SingaporeMCST, GST and InvoiceNow RIOO 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 country Notice to Vacate & Move-Out Letter TemplatesReady-to-use notice and move-out letters

Help

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

Explore NetSuite Property Management

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

See the Work

Webinars & EventsUpcoming webinars and events to meet the team Video LibraryProduct tours and short how-to videos BrochuresProduct overviews to download and share By the NumbersUnits, rent and activity running on RIOO FAQQuick answers for buyers and evaluators

Learn & Prepare

Straight-Line Rent CalculatorFree rent and escalations, evened out Implementation GuidePhases, roles and decisions before kickoff Data Migration GuideMove balances, leases and history GuidesDeep dives for property finance teams Insights (Blog)Articles on property operations and NetSuite

Compare & Switch

Compare RIOOSee how RIOO compares, side by side RIOO vs Yardi Voyager / BreezeOne NetSuite ledger, no second system RIOO vs AppFolioEntity-level accounting on NetSuite RIOO vs MRI SoftwareLeases and recoveries on one NetSuite ledger RIOO vs NetSuite SuiteApps & Custom BuildsA complete platform vs add-ons or custom code Switching From YardiData mapping, phases and cutover Switching From AppFolioOwners, entities and a clean cutover Switching 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 NetSuite Why RIOOWhat sets a NetSuite-native platform apart Our Approach (The RIOO Way)How we design, implement and support RIOO Brand ValuesThe principles behind how we work Brand ResourcesLogos, colours and brand guidelines

People & Partners · Trust

CareersOpen roles and life at RIOO Privacy PolicyHow we handle personal data Terms of UseThe terms for using this website

Talk to Us

ContactTalk to the RIOO team Request a DemoSee RIOO with your own scenarios PricingRequest 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

Resources · Glossary

What is a security deposit?

A security deposit is money held by a landlord against unpaid rent or damage, subject to caps, holding rules and return deadlines that vary by jurisdiction. It remains the tenant's money until it is properly applied.

See US landlord-tenant laws Back to the glossary

How do security deposits work?

The tenant pays the deposit at the start of the tenancy. Depending on where the property is, the law may cap the amount, require it to be held in a separate or interest-bearing account, require it to be protected in a government-approved scheme, or require interest to be paid.

At move-out the landlord inspects the unit, deducts permitted amounts such as unpaid rent or damage beyond normal wear and tear, and returns the balance with an itemised statement within the legal deadline. In accounting, deposits held are a liability, not income.

See also: US landlord-tenant laws and Move-ins & move-outs.

Illustration for security deposit in property management

FAQ

Security deposit FAQs

Still curious? Ask the team.

How much can a landlord charge as a security deposit?

It depends on the jurisdiction. Some US states cap deposits at one or two months' rent, others have no cap, and countries such as the UK set their own limits. Furnished units, pets and tenant age can also affect the cap in some places. Check the local law for the property.

What can be deducted from a security deposit?

Generally unpaid rent, other charges owed under the lease, and the cost of repairing damage beyond normal wear and tear. Routine cleaning and ordinary ageing usually cannot be charged. Most laws require an itemised statement, and some require receipts or photos.

Is a security deposit income for the landlord?

No. A deposit is held for the tenant and recorded as a liability. It becomes income only when it is applied to an amount the tenant owes. Keeping deposits separate in the books makes move-out settlements and audits simpler. Many jurisdictions also set rules on where deposits are held and how quickly they must be returned.