Lot rent and home rent billed separately
with pass-throughs, user fees and special assessments on their own lines.
Rioo Home · Manufactured Housing
Manufactured Housing Community Management Software
The lot, the home, and the ledger, kept together
Manage homesites, homes, lot rent, utility recovery and your general ledger in one platform built natively on Oracle NetSuite. Your rent roll and your financial statements tell the same story across every community, entity and asset type you own.
Pine Ridge · homesites
| Unit | Type | Rent | Status |
|---|---|---|---|
| Lot 112 | Lot rent | $615 | Current |
| Lot 113 | Lot + home | $1,240 | Current |
| Lot 114 | Lot rent | $615 | Utility due |
Why manufactured housing breaks ordinary software
Software built for apartments models one thing: a unit with a lease. A land-lease community is two overlapping asset registers. There are homesites you lease out, and homes you may or may not own. The home on homesite 47 might belong to the resident. The identical home on homesite 48 might belong to you. In most systems, a park-owned home becomes a rent-roll line and nothing more. Its cost sits outside the system, depreciation is worked out once a year, and the net book value of your rental homes is a question nobody can answer on a Tuesday.
Meanwhile the books live in a separate accounting package, each community is often its own LLC, and month-end means rolling up P&Ls by hand. Utility recovery, often the biggest controllable margin lever, leaks through vacant lots on the master meter, unbilled common areas, meter drift and rate changes nobody passed through.
By the numbers
What is a land-lease manufactured housing community?
A land-lease manufactured housing community is a property where the operator owns the land and leases homesites, while the homes on those sites are owned either by residents or by the community itself. RIOO models each homesite and each home as separate records in NetSuite, so lot rent, home rent, utilities and park-owned home assets are accounted for correctly.
The business model differs from apartments in ways that matter for software. Residents who own their homes tend to stay for many years, so turnover is low but lot rent increases and community rules are sensitive. Park-owned homes add a rental and sometimes a sales business on top of the land lease. And utilities, often supplied through a master meter, are a significant cost that must be recovered fairly.
650+communities on RIOO
180k+units under management
52+states
$15M+automated recurring charges
How it works
What is the lifecycle of a park-owned home?
The lifecycle of a park-owned home in RIOO runs from acquisition through rehab, rental or sale, and eventual disposal, with each stage recorded on the home's fixed asset record. Costs capitalise to the asset, rent posts as home rent income, and a sale to a resident retires the asset with any gain or loss recorded.
- 01
Acquire
Purchase or take back a home and create the fixed asset with its cost.
- 02
Rehab
Code renovation invoices to the asset so book value reflects investment.
- 03
Place
Set the home on a homesite and record title details.
- 04
Rent or sell
Lease the home with the homesite, or sell it with a sale or financing agreement.
- 05
Depreciate
Depreciation posts each period while the home is held.
- 06
Dispose
On sale, the asset is retired and the gain or loss recorded.
How RIOO handles it
Two records where others keep one. The homesite carries the lot lease, lot rent, escalations, utility recovery, occupancy and violation history. The home carries what it is, its condition and who owns it. When it's park-owned, it carries a real fixed asset record. Rehab invoices code against the asset. A sale to a resident retires it.
Books and operations in one place. Posting lot rent updates the general ledger directly. It's the same database, not an export. RIOO keeps separate books for each community entity and reports on any one of them, or across all of them, from one place.
Full utility cost recovery. Bill each community and utility on its own model (included in lot rent, flat fee, RUBS or submetered), then reconcile resident billings against the master-meter invoice. Recovery rate is reported by community and month. Markup limits and notice rules are configured per state.
How it works
How does manufactured housing work in RIOO?
Manufactured housing in RIOO runs inside Oracle NetSuite. The properties, units, leases, tenants and vendors it uses are native NetSuite records, so each step updates the same data finance reports on. There is no separate system to sync, and every action keeps an audit trail. The steps below show how the work flows.
- 01
Model
each community, homesite and home, with ownership on the home record.
- 02
Lease
homesites and, for park-owned homes, the home too.
- 03
Bill
lot rent, home rent and utilities on each community's recovery model.
- 04
Reconcile
utility billings against the master meter monthly.
- 05
Account
for park-owned homes as fixed assets, from acquisition to disposal.
- 06
Report
by community entity or across the portfolio.
In detail
What can RIOO do for manufactured housing?
RIOO handles manufactured housing with capabilities built on NetSuite records rather than a separate database. Each capability below works with the same properties, leases, tenants and ledger, so operations and finance see one version of the data. Capabilities are configured to your policies during implementation, without custom code for routine changes.
Park-owned homes tracked as assets
with cost, depreciation, book value and disposal (NetSuite Fixed Asset Management where your account uses it).
Titles and liens
Title number, issuing state, transfer history, lienholder and release documents move with the home.
Violations handled consistently
with photo evidence, timestamps and a repeatable enforcement ladder.
State-by-state workflows
for lot rent increase notices, prospectus delivery where required, and abandonment sequences.
Infill pipeline
covering sourcing, transport, setting, utility connection and lease signing through to move-in, with days-to-fill by community.
NOI per occupied homesite
with lot rent split from park-owned home revenue.
Sales, financing and lenders
Lease and sale agreements side by side, with role-based access for financing partners.
Resident self-service
on the phone, plus walk-in and cash options.
By the numbers
Results on RIOO
Figures across RIOO customers, as published on riooapp.com.
$160M+monthly rent collected
180k+units across the US & Canada
175K+service requests processed
650+communities
Mapped to NetSuite
How do manufactured housing charges post in NetSuite?
Manufactured housing charges in RIOO post to separate NetSuite accounts so lot rent, home rent, utility recovery and fees are each visible in community P&Ls. Park-owned homes sit on fixed asset records, so their depreciation and book value are tracked alongside the rent they earn.
- Charge or eventLot rentNetSuite treatmentRent income by community and homesiteCore land-lease income, tracked by site
- Charge or eventPark-owned home rentNetSuite treatmentSeparate rental income accountShows return on home investment
- Charge or eventUtility recoveryNetSuite treatmentRecovery income against master-meter costMeasures recovery rate
- Charge or eventPark-owned home purchase or rehabNetSuite treatmentFixed asset record and costBook value and depreciation
- Charge or eventHome sold to residentNetSuite treatmentAsset disposal, gain or lossRetires the asset correctly
Explore by topic
Community rules outside the US
United Kingdom
Residential park homes in England are governed by the Mobile Homes Act 1983, which sets rules on pitch agreements, annual pitch fee reviews and the sale of homes on site. Pitch fee reviews are now linked to the Consumer Prices Index, and site operators need a site licence from the local authority.
Australia
States regulate land lease or residential park communities through dedicated legislation, such as New South Wales' residential land lease communities law, covering site agreements, site fee increases and sale of homes. Operators should configure notices and fee increase rules per state.
Other markets
Land-lease models are less common in Singapore and the UAE, where manufactured housing communities are rare. Operators there are more likely to use RIOO for apartments, villas or commercial property, which run on the same platform.
Who is RIOO for manufactured housing NOT for?
RIOO for manufactured housing is not designed for RV parks and campgrounds that rent sites by the night or week to travellers. Those operators need reservation, seasonal pricing and check-in tools found in campground management software, rather than long-term homesite leases and fixed asset tracking.
It is also not a dealer management system for manufactured home retailers or a loan servicing platform for lenders. RIOO records sales and financing agreements for homes in your communities and gives financing partners role-based access, but it does not manage dealer inventory or service consumer loans.
In detail
Community performance measures operators track
Manufactured housing operators judge communities on a distinct set of measures. RIOO reports each from homesite, home and ledger records.
Homesite occupancy
Occupied sites as a share of total sites, separating resident-owned and park-owned homes.
01
NOI per occupied homesite
The clearest measure of land-lease profitability.
02
Infill velocity
Days from vacant site to occupied, including home sourcing, setting and connection.
03
Utility recovery rate
Amounts billed to residents as a share of master-meter cost.
04
Park-owned home return
Home rent compared with book value and maintenance cost.
05
Checklist
Community onboarding checklist
- List every homesite with its number, size and utility connections.
- Record each home's ownership: resident-owned or park-owned, with title details.
- Load lot leases with current lot rent, increase dates and notice requirements.
- Set the utility billing model for each utility and community.
- Create fixed asset records for park-owned homes with cost and depreciation settings.
- Reconcile opening balances, deposits and arrears to the previous system.
Talk to a specialist
See manufactured housing on your own portfolio.
Your rent roll and your financial statements tell the same story across every community, entity and asset type you own.
What is lot rent?
Lot rent is the monthly amount a resident pays for the homesite their home sits on in a land-lease community. It typically covers roads, common areas and trash. Submetered utilities and other fees are usually billed separately, and in RIOO lot rent posts to its own income account by community and homesite.
What does POH mean?
POH means park-owned home: a home owned by the community, where the resident rents both the home and the homesite. TOH means tenant-owned home, where the resident owns the home and leases only the homesite. RIOO tracks the difference on the home record, and park-owned homes carry a fixed asset record.
Can RIOO handle both POH and TOH in one community?
Yes. Homesite and home are separate records, so park-owned and tenant-owned homes sit side by side in the same community. Park-owned homes also carry a fixed asset record with cost and depreciation, and their rent posts separately from lot rent, so the community P&L shows both income streams clearly.
Can each community have its own books?
Yes. RIOO supports separate books per community entity, so each LLC has its own ledger, bank accounts and P&L, with portfolio reporting from one system. Posting lot rent updates the community's general ledger directly, and consolidation across communities runs in NetSuite.
Can I run communities and apartments together?
Yes. One platform covers both, so manufactured housing communities, apartments and other residential property run in the same NetSuite environment with shared roles, reports and consolidation. Each property type keeps its own records and workflows, such as homesites and park-owned homes for communities and unit turns for apartments.
How are lot rent increases handled?
Lot rent increases are scheduled on each homesite lease with the effective date and amount, and residents receive notice in line with the rules configured for that state or market. The new lot rent applies automatically from the effective date, and increase history stays on the homesite record for future reviews.
Can RIOO handle home sales to residents?
Yes. Sale agreements for park-owned homes can be recorded alongside lot leases, and when a sale completes, the home's fixed asset is retired with the gain or loss posted to NetSuite. Where financing is involved, partners can be given role-based access to the relevant records, and the lot lease continues with the new owner.
Related
Related to manufactured housing
Bring lot rent, homes, utilities and the ledger together.
