One ledger
Tenant ledgers are NetSuite customer records; rent, receipts and costs post to the GL as they happen. No monthly PMS-to-ERP reconciliation for core records.
Company
Why RIOO: property management and accounting on one NetSuite record
Property companies choose RIOO because it removes the gap between property operations and the general ledger. RIOO is a property management system built natively on Oracle NetSuite. It runs leasing, rent collection, maintenance and property accounting for residential (RIOO Home) and commercial (RIOO Professional) portfolios on the same records as your NetSuite general ledger.
Why RIOO
| RIOO | Typical PMS + ERP | |
|---|---|---|
| One database | ✓ | — |
| No month-end reconciliation | ✓ | — |
| Residential & commercial | ✓ | ◐ |
| NetSuite roles & audit | ✓ | — |
What problem does RIOO solve?
RIOO solves the gap between property operations and finance. Most property companies run a property system and a separate ERP that meet once a month in a reconciliation. RIOO puts operations inside NetSuite, so rent changes, payments and repair bills post to one ledger.
Most property companies run two worlds. Operations live in a property management system, finance lives in an ERP, and the two meet once a month in a reconciliation. Every rent change, payment reversal and repair bill has to be translated between them. RIOO solves that by putting property operations inside NetSuite, so the lease, the tenant ledger and the GL are the same data.
$160M+collected in monthly rent
180k+units managed across the US & Canada
400K+tenants & occupants
650+communities
175K+service requests processed
1700+amenities managed
$15M+annual recurring charges run by fully automated accounting
52+states
30+integrations
Figures as published on riooapp.com.
Capabilities
What are the reasons teams choose RIOO?
Teams choose RIOO for one NetSuite ledger without monthly reconciliation, residential and commercial on one platform, operations tools beyond accounting, NetSuite's finance depth from day one, controls auditors recognise, and a real property hierarchy from projects down to rooms and amenities.
Residential and commercial together
RIOO Home and RIOO Professional share one platform, so mixed portfolios do not need two systems.
Operations, not just accounting
Leasing, screening, maintenance, inspections, portals and community tools are part of the product, not left to spreadsheets.
NetSuite's depth for finance
OneWorld multi-entity, multi-currency, fixed assets, budgeting and SuiteAnalytics are available to property teams on day one.
Controls auditors recognise
NetSuite roles, approvals and system notes cover property records as well as journals.
A real property hierarchy
Projects, buildings, floors, units, rooms and amenities as linked records, so reporting matches how you manage.
Integrations at the edges
30+ integrations for payments, messaging, e-signature, listings, CRM and utilities.
A team that speaks both languages
People who understand leases and journal entries, and can talk to your property managers and your controller in the same meeting.
Who is RIOO best for?
RIOO is best for property owners, operators and managers who run NetSuite, or have chosen it, and manage enough properties, entities or complexity that a separate PMS creates real work: multifamily and single-family operators, manufactured housing, student housing, affordable and public housing, office, retail, industrial and mixed-use owners, and multi-country groups.
Who is RIOO not for?
RIOO is not the right choice if you do not use NetSuite and do not plan to, or if you manage a small number of units without entity-level accounting. A lightweight standalone tool will cost less and be quicker to adopt. We would rather say that up front.
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What do teams notice first after go-live?
After go-live, controllers notice that close starts with review rather than reconciliation, property managers see leases, requests and balances on one screen, leasing teams stop re-keying applications into leases, and maintenance work orders carry history while costs post to the ledger automatically.
| Team | What changes first |
|---|---|
| Controllers | Close starts with review, not reconciliation |
| Property managers | Leases, requests and balances on one screen |
| Leasing teams | Applications flow into leases without re-keying |
| Maintenance | Work orders carry history; costs post automatically |
| Executives | Portfolio dashboards on live NetSuite data |
How do we work with customers?
We start with your data and your hardest scenarios, not a generic demo. Implementation maps your entities, properties, charges and roles to RIOO on your NetSuite account, migrates your data with control totals, and runs a parallel cycle before cutover. After go-live, our team supports the property application alongside your NetSuite partner or administrators. See implementation and customer experience.
By the numbers
What do RIOO customers run on the platform?
RIOO customers run leasing, rent collection, maintenance and property accounting on the platform across residential and commercial asset classes. Figures published on riooapp.com show $160M+ in monthly rent, 180k+ units across the US and Canada, 400K+ tenants and occupants and 650+ communities on NetSuite.
Figures as published on riooapp.com.
$160M+monthly rent
180k+units across the US & Canada
400K+tenants & occupants
650+communities
Use cases
What does "property management on NetSuite" change day to day?
Day to day, property management on NetSuite gives controllers one trial balance, property managers one workspace whose balances match finance, residents one portal, technicians mobile work orders, asset managers live NOI and occupancy by property and fund, and IT one platform and security model.
For the controller
Property receivables, deposits and expenses are NetSuite transactions, so the close has one trial balance.
For the property manager
Leasing, collections, renewals and maintenance sit in one workspace with balances that match finance.
For the resident
One portal for payments, requests, documents and messages.
For the technician
Work orders on mobile with photos, notes and time.
For the asset manager
NOI, occupancy and expiries from live data by property and fund.
For IT
One platform, one security model and fewer integrations.
Compare
How does RIOO compare with the alternatives?
Compared with the alternatives, RIOO keeps one ledger in NetSuite without code to maintain. A standalone PMS needs monthly reconciliation, a PMS with a connector needs sync monitoring, spreadsheets add manual effort and errors, and a custom NetSuite build leaves you maintaining the code.
See the comparison hub for platform-by-platform detail.
| Approach | Ledger | Main trade-off |
|---|---|---|
| Standalone PMS | Separate property ledger | Monthly reconciliation to NetSuite |
| PMS with connector | Two ledgers, synced | Sync monitoring and mapping upkeep |
| Spreadsheets and NetSuite | NetSuite, with manual inputs | Manual effort and error risk |
| Custom NetSuite build | NetSuite | You maintain the code |
| RIOO | NetSuite | Requires NetSuite as your ERP |
Which asset classes does RIOO cover?
RIOO Home covers multifamily, single-family, student housing, manufactured housing, build-to-rent and affordable housing. RIOO Professional covers office, retail, industrial and mixed-use commercial property, with recoveries, straight-line rent and lease administration, so mixed portfolios run on one NetSuite platform with shared reporting and controls.
How it works
How do teams usually get started?
Teams usually get started with a demo built on scenarios from their portfolio, then agree scope, phases and success measures, configure RIOO in a NetSuite sandbox with a pilot portfolio, test a full month before going live, and roll out remaining portfolios using the same templates.
- 01
Book a demo built on scenarios from your portfolio.
- 02
Agree scope, phases and success measures.
- 03
Configure RIOO in a NetSuite sandbox and migrate a pilot portfolio.
- 04
Test a full month, train users and go live.
- 05
Roll out remaining portfolios using the same templates.
Checklist
Decision checklist
- Is NetSuite your ERP now, or will it be?
- Do you want one ledger for property and corporate finance?
- Do you run several entities, currencies or asset classes?
- Do residents, owners and technicians need portals and mobile tools?
- Is reconciliation between systems costing finance time today?
Why do finance teams care about the ledger first?
Finance teams care about the ledger first because it decides how much work they do every month. With a separate property ledger, someone exports, maps and reconciles, and every question means checking two systems; with property on NetSuite, there is one set of numbers.
The ledger decides how much work finance does every month. With a separate property ledger, someone exports, imports, maps and reconciles, and every question about a number means checking two systems. With property on the NetSuite ledger, receivables, deposits, recoveries and costs are already in the books when they happen, audit trails are in one place and consolidation works across entities and currencies without spreadsheets.
Explore by topic
How does RIOO serve different markets?
RIOO serves different markets by configuring local rules per property: state and provincial deposit, fee and notice rules in the US and Canada, deposit protection, compliance and VAT in the UK, and local tax, community and payment requirements in the UAE, Singapore and Australia.
United States and Canada
State and provincial rules for deposits, late fees and notices are configured per property, with ACH and card payments through integrated gateways. See RIOO in the US.
United Kingdom
Deposit protection, compliance certificates and VAT treatment per property. See RIOO in the UK.
What do customers notice in the first month?
Teams usually notice that month-end has fewer steps, that property managers and finance quote the same balances, that residents use the portal for payments and requests and that maintenance costs appear on the property as soon as bills are approved. Those changes come from removing the gap between the property system and the ledger.
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 why RIOO on your own portfolio.
It runs leasing, rent collection, maintenance and property accounting for residential (RIOO Home) and commercial (RIOO Professional) portfolios on the same records as your NetSuite general ledger.
What makes RIOO different from other property management software?
RIOO is built natively on NetSuite, so property operations and accounting share one ledger instead of syncing between two systems. Leases, receipts, work orders and vendor bills post to the general ledger as they happen, which shortens the close, simplifies audits and gives finance and operations the same numbers every day.
Is RIOO only for large companies?
No. RIOO suits organisations that use NetSuite, from mid-sized operators with a single large community to multi-entity portfolios across several countries. What matters most is the need for property operations and accounting in one ledger. Very small landlords without NetSuite are usually better served by a simpler standalone app.
How many units does RIOO manage?
RIOO reports 180k+ units managed across the US & Canada, 650+ communities and $160M+ collected in monthly rent, as published on riooapp.com. Those figures span residential and commercial portfolios of different sizes, from single large communities to multi-entity operators running properties in several states and provinces.
Does RIOO work outside North America?
Yes. RIOO's platform supports multi-currency and local tax through NetSuite, and RIOO describes local requirements for the United Kingdom, Australia, Singapore and the UAE on its market pages. Each entity keeps its own currency and tax setup, while the group reports in one currency from the same NetSuite account.
How do I see whether RIOO fits my portfolio?
Request a demo and bring a real lease, a real month-end problem and your entity structure. The team will run those scenarios live in NetSuite, so you can see how a lease becomes billing and journal entries, and decide on fit from your own workflows rather than a generic product tour.
Is RIOO only for large portfolios?
No, but RIOO suits organisations that run NetSuite or are choosing it, typically with roughly 100 units or more across one or several entities. Very small portfolios without NetSuite are usually better served by simpler standalone tools that cost less and need no ERP.
How many integrations does RIOO offer?
RIOO offers 30+ integrations, as published on riooapp.com, covering payments, screening, listings, e-signature, messaging and other services property teams rely on. Integrations connect to records inside NetSuite, so a payment, signed lease or message updates the same data finance and operations use, without a separate sync layer.
Where can I see RIOO in action?
You can see RIOO in action in two ways. The product tour on the homepage walks through the main screens and workflows in a few minutes. For a closer look, book a demo, and the team will run your own scenarios, such as a lease, a rent run or a month-end close, live in NetSuite.
Does RIOO support commercial property?
Yes. RIOO Professional covers office, retail, industrial and mixed-use portfolios, with escalations, recoveries, critical dates and straight-line revenue handled on the lease record in NetSuite. Commercial and residential properties can share one environment, so operators with both keep a single ledger and a single set of controls.
Can we start with one portfolio?
Yes. Most customers go live with a pilot portfolio first, such as one region, entity or property type, then roll out the rest in planned phases. Starting small lets teams prove workflows and train staff on real data, and each later phase reuses the configuration, roles and reports built for the pilot.
What if we are not on NetSuite yet?
RIOO and NetSuite can be implemented together, so property operations and corporate finance start on one platform from day one. In that case the project plans the NetSuite foundation, such as entities, chart of accounts and roles, alongside the property configuration, and the demo walks through both so you can see the combined system.
Is my data locked into RIOO?
No. Core records live in your own NetSuite account, so they stay accessible with NetSuite's standard reporting and export tools. Leases, tenants, transactions and history are NetSuite records you control, which avoids the common situation where property data sits in a vendor database that is hard to extract when systems change.
Related
Related reading
Bring your hardest property. We'll show you why teams choose RIOO.
