Rent collection by ACH and card
Residents pay online, set up autopay, and payments apply to the tenant ledger and post to NetSuite. Cardknox and Cybersource are available gateways. ConfirmACH availability per gateway
Markets · United States
Property management software for US portfolios, built on NetSuite
RIOO is a property management system built natively on Oracle NetSuite, used by US operators to run leasing, rent collection, maintenance and property accounting on the same records as their general ledger. It handles state-by-state rules for deposits, late fees and notices through configuration rather than spreadsheets.
RIOO inUnited States
USD · state rules- Security depositsState rules
- Sales taxBy jurisdiction
- PaymentsACH & card
- Laws libraryState guides
Who uses RIOO in the United States?
RIOO's home market is North America. On riooapp.com RIOO reports 180k+ units managed across the US & Canada, $160M+ collected in monthly rent, 400K+ tenants and occupants, 650+ communities and operations in 52+ states. Customers include multifamily and single-family operators, manufactured housing communities, student housing, affordable and public housing, and commercial owners with office, retail and industrial assets.
What they share is NetSuite. Most are finance-led organisations that already close their books in NetSuite, or have chosen it, and want property operations on the same records instead of in a standalone PMS with a monthly journal import.
180k+units managed across the US & Canada
$160M+collected in monthly rent
52+states
650+communities
175K+service requests processed
Figures as published on riooapp.com.
Capabilities
What do US property teams need from their software?
US property teams need software that collects rent by ACH and card, applies state-specific deposit, fee and notice rules, handles maintenance and vendors with 1099 tracking, and keeps every LLC's books clean. They also need lender-ready rent rolls and property P&Ls without exporting data between systems.
State-specific deposits and late fees
Security-deposit limits, interest and return deadlines, plus late-fee caps and grace periods, vary by state and city. RIOO lets you configure charges and timelines per property so a Texas community and a California building follow their own rules.
Notices and move-outs
Notice-to-vacate periods, move-out inspections and itemised deposit deductions follow your state workflows. See our notice to vacate templates.
Screening with compliance in mind
Applicant screening integrates with your process; Fair Housing and FCRA obligations remain yours, and consistent criteria are easier to apply in one system. Confirmscreening partners
1099 vendor reporting
Maintenance contractors are NetSuite vendors, so 1099 tracking uses NetSuite's standard features.
Commercial recoveries and ASC 842
For office, retail and industrial, CAM reconciliation, straight-line rent and lessor accounting under ASC 842 run on the same lease records. See CAM reconciliation and lease accounting.
Utility billing
Submetered and RUBS utility charges flow onto tenant ledgers through the utility billing integration.
Multi-entity ownership
Each property LLC can be a NetSuite subsidiary, with intercompany and consolidation through OneWorld.
Compare
How do state laws affect your setup?
State laws affect a RIOO setup in five configuration areas: security deposit caps and return deadlines, late-fee limits and grace periods, notice periods to end tenancies or raise rent, entry notice for maintenance, and rent control in some cities and states such as New York City, Los Angeles and Seattle.
RIOO does not give legal advice and does not decide which rule applies. It gives you the controls to encode your counsel's guidance per property: charge rules, schedules, templates and approvals, with an audit trail of who changed what. Our US landlord-tenant law library links to state guides on the RIOO blog, such as Florida and California.
| Rule area | Varies by | Where RIOO applies it |
|---|---|---|
| Security deposit limit and return deadline | State, sometimes city | Deposit charge rules and move-out workflow |
| Late fee cap and grace period | State, sometimes city | Late-fee configuration per property |
| Notice to vacate or terminate | State and lease type | Notice templates and lease end dates |
| Rent increase notice | State and city | Renewal workflow and letters |
| Entry for repairs | State | Work-order scheduling and tenant notifications |
| Rent control or stabilisation | Selected states and cities | Rent-change approvals and history |
Explore by topic
Which US portfolios fit RIOO best?
US portfolios that fit RIOO best are NetSuite-based multifamily and single-family operators, student housing and manufactured housing communities, and commercial landlords with CAM and ASC 842 needs. Most hold properties in separate LLCs and want rent, maintenance and accounting for every entity on one ledger.
Multifamily and single-family operators
Rent schedules, renewals, deposits, utility recovery and resident portals, at community or scattered-site level. See single and multifamily.
Manufactured housing communities
Lot rent and home rent as separate revenue streams, park-owned homes, utilities and sales. See manufactured housing.
Student housing
Bed-level leasing, academic-year terms, guarantors and turnover peaks. See student housing.
Affordable and public housing
Programme-aware rent and subsidy tracking on the same ledger. See public and social housing. ConfirmHUD and LIHTC compliance depth
Commercial owners
Office, retail, industrial and mixed-use with escalations, CAM and critical dates. See commercial properties.
Why does NetSuite-native matter for US operators?
NetSuite-native matters for US operators because many hold each property in its own LLC. In RIOO, each LLC is a NetSuite subsidiary, every receipt and work-order cost posts to the right entity as it happens, and a lender's rent roll is a saved search, with NetSuite controls and system notes for audit.
What does implementation look like for a US portfolio?
A typical rollout maps LLCs to subsidiaries and communities to locations or segments, configures state-specific charge rules, migrates units, leases, tenants, deposits and open balances, connects payment and utility partners, and runs one billing cycle in parallel. Read the implementation guide and the data migration guide.
By the numbers
RIOO across US portfolios, in numbers
Figures as published on riooapp.com.
$160M+collected in monthly rent
180k+units managed across the US and Canada
52+states
175K+service requests processed
Use cases
What US operators run on RIOO
Multifamily owner-operators
Rent, renewals, maintenance and resident portals across communities in several states, with NetSuite as the corporate ledger.
Third-party managers
Owner statements, distributions and trust or operating accounts by owner entity. ConfirmUS trust accounting scope
Manufactured housing communities
Lot rent, home rent, park-owned homes and utility recovery. See manufactured housing.
Student housing
By-bed leasing, guarantors and academic-year turnover. See student housing.
Commercial portfolios
Office, retail and industrial leases with escalations, CAM reconciliation and straight-line rent. See CAM reconciliation.
Affordable and public housing
Tenant-share and subsidy billing on separate ledgers. See public and social housing.
Mapped to NetSuite
US requirements mapped to RIOO and NetSuite
- US requirementState deposit rulesRIOO and NetSuiteDeposit liability and move-out deadlinesConfigured per property
- US requirementLate-fee limitsRIOO and NetSuiteLate fee rules per propertyGrace periods and caps
- US requirementACH and card paymentsRIOO and NetSuitePayment gateway integrationsCardknox and others
- US requirementSales tax on commercial rentRIOO and NetSuiteNetSuite tax codes by jurisdictionFlorida and others Confirm
- US requirement1099 reporting for vendorsRIOO and NetSuiteNetSuite 1099 featuresVendor setup
- US requirementASC 842 lessor accountingRIOO and NetSuiteStraight-line and deferred rentSee lease accounting
In detail
State rules that shape configuration
Security deposits
Caps and return deadlines differ by state; RIOO tracks deposits as liabilities and sets move-out tasks against the statutory window. See the US law library.
01
Late fees and grace periods
Configure the day and amount per property so fees follow local limits automatically.
02
Notice periods
Move-out and renewal notice dates are calculated from lease terms and local rules.
03
Rent regulation
In regulated cities, renewal offers can be checked against allowed increases before they are sent.
04
Commercial sales tax
Where commercial rent is taxable, NetSuite tax codes apply by property and jurisdiction.
05
Explore by topic
How US teams use RIOO day to day
Regional and property managers
Work leasing, renewals, requests and collections across communities in different states, with each property following its own rules.
Controllers and CFOs
Close the month in NetSuite with property receivables, payables and income already posted, then consolidate entities with OneWorld.
Asset managers
Track NOI, occupancy and capital spend by property and fund from live data rather than monthly packs.
Checklist
US go-live checklist
- Confirm entities, bank accounts and chart of accounts in NetSuite.
- List every state and city you operate in and their deposit, fee and notice rules.
- Choose payment gateways and confirm ACH and card fees.
- Prepare tenant ledgers and deposits held as of the cut-over date.
- Map commercial recoveries and straight-line schedules if you have commercial leases.
- Plan resident portal invitations and autopay enrolment.
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 States on your own portfolio.
It handles state-by-state rules for deposits, late fees and notices through configuration rather than spreadsheets.
Is RIOO available in all US states?
Yes. RIOO is used by portfolios across 52+ states and territories, as published on riooapp.com. State-specific rules for security deposits, late fees, notices and templates are handled through per-property configuration, set with your counsel's guidance, so each community follows the rules of the state it sits in.
Does RIOO support ACH rent payments?
RIOO integrates with payment gateways including Cardknox and Cybersource for online rent payments and autopay, and receipts are applied to tenant ledgers and posted to NetSuite automatically. ACH availability depends on your gateway, bank and merchant setup, so confirm it for each entity during implementation. Confirm
Can RIOO handle security deposit rules that differ by state?
Yes. Deposit limits, holding accounts, interest where a state requires it and move-out return deadlines are configured per property, so communities in different states follow their own rules. Deposits post to a liability account in NetSuite. RIOO applies the settings your counsel confirms; it does not provide legal advice.
Does RIOO handle 1099 reporting for maintenance vendors?
Yes, through NetSuite. Maintenance vendors in RIOO are standard NetSuite vendor records, so 1099 eligibility, tracking and filing use NetSuite's vendor and tax features. Work orders and vendor bills created in RIOO feed the same payments, which means contractor spend and 1099 totals come from one set of records.
Can each property LLC be its own entity in RIOO?
Yes. With NetSuite OneWorld, each property LLC can be its own subsidiary, and RIOO leases, receipts and vendor bills post to the correct entity as they happen. Intercompany management fees, eliminations and consolidated reporting then use standard NetSuite features, which suits operators that hold every asset in a separate LLC.
Is RIOO only for residential portfolios in the US?
No. RIOO serves both residential and commercial portfolios in the US. RIOO Home covers multifamily, single-family, student and other residential types, while RIOO Professional covers office, retail, industrial and mixed-use, including CAM reconciliation and ASC 842 lessor accounting on the same NetSuite lease records.
Does RIOO support US state-specific rules?
Yes. Security deposits, late fees and grace periods, notice periods and lease templates are configured per property in RIOO, so each state's rules, and city overlays such as rent stabilisation, apply where they belong. Your counsel confirms the settings, and RIOO applies them consistently to leases, charges and notices.
Which payment methods are available in the US?
US residents and tenants can pay by ACH bank transfer and by card through integrated gateways such as Cardknox and Cybersource, including autopay, with receipts posted to NetSuite ledgers automatically. The exact methods available depend on your merchant setup and bank, so confirm them per entity during implementation.
Can RIOO handle portfolios in both the US and Canada?
Yes. US and Canadian entities can run in one NetSuite account, each as a subsidiary with its own currency and tax codes, such as GST or HST for Canadian commercial rent. RIOO leases and charges post to the right entity, and NetSuite OneWorld consolidates both countries into group reporting.
Related
Related to RIOO in the United States
