Tenancies and rent
Assured periodic tenancies, rent schedules, annual rent reviews and rent-increase letters, with history on the tenancy record.
Markets · United Kingdom
Property management software for UK portfolios, built on NetSuite
RIOO is a property management system built natively on Oracle NetSuite. For UK landlords, build-to-rent operators, block managers and commercial owners, it brings tenancies, rent, repairs, compliance certificates and service charges onto the same records as the NetSuite general ledger, with VAT handled by NetSuite.
RIOO inUnited Kingdom
GBP · VAT- Renters' Rights ActPeriodic tenancies
- DepositsProtection schemes
- Client moneySegregated
- ComplianceGas, EICR, EPC
Who is RIOO for in the UK?
RIOO is for UK organisations that run, or plan to run, NetSuite and manage property at scale: build-to-rent operators, institutional private rented sector landlords, student accommodation providers, housing associations' market-rent arms, block and estate managers, and commercial owners of offices, retail and industrial units.
RIOO's largest customer base is in North America (180k+ units across the US & Canada, as published on riooapp.com). UK deployments use the same platform with UK configuration. ConfirmUK customer references before naming any
Why does NetSuite-native matter in the UK?
UK finance teams answer to auditors, lenders and, for agents, client money rules. When tenancies, deposits, service charges and contractor costs are NetSuite records, reconciliations shrink, VAT detail is transaction-level, and audit trails cover property operations as well as journals. Groups with UK and overseas assets consolidate in NetSuite OneWorld with GBP as the local currency.
What changes for UK landlords in 2026?
For UK landlords, the Renters' Rights Act is the main change in England: periodic tenancies replace fixed terms, section 21 no-fault possession ends, rent increases follow an annual section 13 process, and a landlord database and ombudsman arrive. Safety, EPC and HMO rules continue, and Wales, Scotland and Northern Ireland differ.
For software, that means tenancy records must support periodic terms by default, rent-increase notices need a controlled annual process, possession grounds need evidence trails, and compliance certificates need tracking with expiry alerts. Read our Renters' Rights Act readiness page and the blog guide Tenancy agreements after the Renters' Rights Act. Confirmcommencement dates at publication
In detail
What does RIOO cover for UK portfolios?
RIOO covers UK portfolios end to end: assured periodic tenancies and rent schedules, annual rent increases, deposit protection tracking, compliance certificates and HMO licences, service charges, maintenance and contractors, resident portals, and GBP accounting with VAT on NetSuite. Each nation's tenancy types and rules are configured per property.
Deposit protection
Record which scheme protects each deposit and the certificate reference, track prescribed information deadlines, and reconcile deposits held. See deposit protection and client money.
Compliance certificates
Gas Safety, EICR, EPC, smoke and carbon monoxide alarms, HMO licences and fire risk assessments, with expiry tracking and tasks. See landlord compliance.
Repairs and maintenance
Tenant-reported repairs, contractor work orders, Awaab's Law-style repair timelines for damp and mould where they apply, and costs posted to the property ledger. Confirmscope of Awaab's Law in private rented sector
Service charges and block management
Budgets, apportionment, demands, reserve funds and year-end reconciliation for leasehold blocks. See HOA, condo and strata and service charge reconciliation. Confirmdepth vs dedicated block software
VAT and Making Tax Digital
Commercial rent with an option to tax, exempt residential rent and VAT returns use NetSuite's tax features. See multi-currency and global tax.
Client money
For agents holding client money, segregated bank accounts and owner statements reconcile in NetSuite. ConfirmCMP scheme requirements are met by configuration
Explore by topic
Which UK portfolios fit best?
UK portfolios that fit RIOO best are NetSuite-based build-to-rent operators, institutional private rented sector landlords, purpose-built student accommodation, block and estate managers, and commercial landlords. They share large unit counts, service charges or multiple entities, and a need for compliance evidence and accounting in one system.
Build-to-rent
Amenity-rich schemes with professional on-site teams, resident apps and institutional reporting. See build-to-rent.
Student accommodation
Room-level lets, academic-year contracts, guarantors and summer turnover. See student housing.
Block and estate management
Service charges, sinking funds, leaseholder accounts and contractor management.
Commercial
Offices, retail and industrial with service charges, rent reviews, break options and VAT. See commercial lease administration.
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What does a UK landlord need to stay compliant?
UK residential landlords must protect deposits in a government-approved scheme, provide prescribed information, meet gas, electrical and energy safety requirements, check right to rent in England, and follow the notice and possession rules for their nation. Requirements differ between England, Scotland, Wales and Northern Ireland.
| Requirement | Applies in | How RIOO helps |
|---|---|---|
| Deposit protection | All UK nations | Deposit tracked with scheme and reference |
| Gas safety record | All UK nations | Annual compliance task per property |
| Electrical inspection (EICR) | England, Scotland, Wales | Five-year renewal tracked |
| Energy performance certificate | All UK nations | Expiry date on property record |
| Right to rent checks | England | Applicant checks recorded Confirm |
| Landlord registration | Scotland, Wales, Northern Ireland | Registration number on property |
How does VAT apply to UK rent?
Residential rent is exempt from VAT. Commercial rent is exempt unless the landlord has opted to tax the property, in which case 20% VAT applies. RIOO applies NetSuite tax codes per property and charge, so opted and non-opted buildings invoice correctly and VAT returns come from NetSuite.
Use cases
Which UK portfolios use RIOO?
UK portfolios that use RIOO include build-to-rent blocks with amenity and service charges, student accommodation with academic-year tenancies, private rented sector portfolios with periodic tenancies, block and estate management with leaseholder service charges, and commercial landlords with offices, retail and industrial units on VAT-registered leases.
Build-to-rent
Institutional residential blocks with amenity and service charges.
Student accommodation
Purpose-built student housing with academic-year tenancies.
Commercial property
Offices, retail and industrial with service charge budgets and reconciliations.
Housing associations
Social rent and affordable housing with separate ledgers. See public and social housing.
Mixed portfolios
Owners combining residential and commercial in one group.
Checklist
UK compliance calendar
- Gas safety checks every 12 months.
- EICR every five years in England, Scotland and Wales.
- EPC renewal every ten years, with minimum rating rules.
- Deposit protection within 30 days of receipt in England and Wales.
- Smoke and carbon monoxide alarms checked at each new tenancy.
- Renewal of landlord registration where required.
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How do the UK nations differ?
The UK nations differ in tenancy law and landlord duties. England uses assured tenancies under the Renters' Rights Act, Wales uses occupation contracts, Scotland uses private residential tenancies with landlord registration, and Northern Ireland has its own private tenancy rules. RIOO configures tenancy types and templates per nation.
The table is a simplified orientation, not legal advice. For detail see UK landlord rules compared. RIOO lets you configure templates, notice periods and compliance items per property so each nation's rules can be applied. Confirmlegal review
| Area | England | Wales | Scotland | Northern Ireland |
|---|---|---|---|---|
| Main tenancy type | Assured periodic (Renters' Rights Act) | Occupation contracts | Private residential tenancy | Private tenancies |
| Deposit protection | Required, government schemes | Required | Required, approved schemes | Required |
| Landlord registration | Database under the Act | Rent Smart Wales | Landlord registration | Landlord registration |
| HMO licensing | Mandatory and local schemes | Mandatory and additional | HMO licensing | HMO licensing |
Who is RIOO NOT for in the UK?
RIOO is not for UK businesses that do not run NetSuite, and it is not a letting agency CRM for high-street agents managing listings and many small landlords. It also does not replace client money protection or redress scheme membership where those are legally required for agents.
How do UK nations differ for landlords?
England, Scotland, Wales and Northern Ireland each have their own tenancy law. Scotland uses private residential tenancies, Wales uses occupation contracts under the Renting Homes (Wales) Act, and England is moving from assured shorthold tenancies to periodic tenancies under the Renters' Rights Act. Configure notices, templates and registration per nation.
Fit
Who is RIOO for, and who is it not for?
RIOO is a property management system built natively on Oracle NetSuite, so the best fit depends mostly on your finance system and the shape of your portfolio. It suits professional operators who want leasing, operations and accounting in one NetSuite ledger, and it is not designed for teams without NetSuite or for very small landlords.
RIOO is a strong fit if
- You run Oracle NetSuite, or are moving to it, as your finance system. RIOO runs inside NetSuite.
- You manage residential, commercial or mixed portfolios across several entities or currencies.
- Finance wants property activity on the general ledger as it happens, with no imports or sync jobs.
RIOO is probably not the right fit if
- You do not use NetSuite and do not plan to. RIOO runs inside a NetSuite account.
- You are an individual landlord or a very small portfolio looking for a low-cost, self-serve app with no ERP. Confirmthreshold
- You need short-term or vacation-rental channel management. Confirmshort-term rental scope
- You are looking for equipment or asset-rental software. RIOO manages real estate, not equipment rentals.
Talk to a specialist
See RIOO in the United Kingdom on your own portfolio.
For UK landlords, build-to-rent operators, block managers and commercial owners, it brings tenancies, rent, repairs, compliance certificates and service charges onto the same records as the NetSuite general ledger, with VAT handled by NetSuite.
Is RIOO ready for the Renters' Rights Act?
RIOO supports the main software changes the Renters' Rights Act requires: periodic tenancies, a controlled annual rent-increase workflow, notice templates and evidence held on each tenancy record. How you apply the new possession grounds and serve notices should still follow legal advice for each case. Confirmfeature status for section 13 workflow
Does RIOO integrate with UK deposit protection schemes?
RIOO records the deposit scheme, certificate reference and protection dates on each tenancy, and tracks the deadlines for protecting the deposit and serving prescribed information. Direct API integration with the DPS, mydeposits or TDS is not claimed, so protection itself is completed through the scheme. Confirmany scheme integrations
Can RIOO track gas safety, EICR and EPC certificates?
Yes. Gas safety records, EICRs and EPCs are recorded against each property or unit with issue and expiry dates, the certificate document and reminders. Renewals become scheduled tasks and contractor work orders rather than calendar entries, and the cost of each check posts to the property in NetSuite.
Does RIOO support service charge accounting for blocks?
Yes. RIOO supports service charge budgets, apportionment across leaseholders, on-account demands and year-end reconciliation, all on NetSuite records with costs coded by schedule. Larger block and estate managers should review the depth against their specific statutory requirements, such as consultation and reporting duties, before relying on it. Confirm
Does RIOO work with Making Tax Digital for VAT?
Yes, through NetSuite. VAT is calculated and reported by NetSuite, which supports Making Tax Digital VAT submissions in the UK through its localisation features. RIOO rent, service charge and fee invoices are NetSuite transactions, so their VAT is included in the same returns. ConfirmUK localisation bundle
Is RIOO suitable for a small letting agency?
Usually not. RIOO is designed for organisations that run NetSuite as their finance system and manage property at scale, such as build-to-rent operators and institutional landlords. A small letting agency without an ERP will usually find dedicated letting agent software, with client accounting and portal listings built in, a simpler fit.
Does RIOO support the Renters' Rights Act changes?
Yes. RIOO tracks periodic tenancies, notices, rent-increase dates and evidence on each tenancy record, so you can apply the Renters' Rights Act rules as they take effect in England. Legal advice still governs possession grounds and notices. See our Renters' Rights Act guide for the changes in detail.
Can RIOO handle service charges?
Yes. RIOO handles UK service charges from budget to year end: budgets by schedule, apportionment to each leaseholder or tenant, on-account demands and year-end reconciliation with balancing charges or credits. Every demand and cost is a NetSuite record, so service charge accounts reconcile to the same ledger as rent.
Does RIOO support GBP and other currencies?
Yes. UK subsidiaries in RIOO transact in pounds sterling, with VAT applied by NetSuite tax codes. Groups with entities in Ireland, Europe or elsewhere run them as separate NetSuite subsidiaries in their own currencies, and NetSuite OneWorld consolidates everything into the group's reporting currency with drill-down to each lease.
Can RIOO track compliance certificates?
Yes. Gas safety, EICR and EPC certificates are tracked per property with issue and expiry dates and the document attached. Renewal tasks are raised before a certificate lapses and can become contractor work orders, so managers see what is due across the portfolio and keep evidence for audits and possession claims.
Does RIOO support Scottish and Welsh tenancy types?
Yes. Tenancy types and templates are configured per nation, so Scottish private residential tenancies and Welsh occupation contracts use the right documents and notice rules, alongside assured tenancies in England. Landlord registration and other nation-specific obligations are tracked on each property, following your advisers' guidance.
Can RIOO handle ground rent and leasehold charges?
Yes. Ground rent, insurance recharges and other leasehold charges can be billed as separate charge types in RIOO, each with its own schedule, demand template and NetSuite income account. That keeps them apart from service charges in reporting and leaseholder statements. Confirmleasehold scope
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