Operate a portfolio
Assets, maintenance, service and evidence. Run the day across every building: one asset register, repairs and planned maintenance in one flow, requests answered on time and duties closed with evidence.
Your Buildings Never Sleep.
The AI Property Operating System.
Residention runs assets, maintenance, service, leasing, finance, CapEx and document control on one connected property record — with governed AI that prepares the work, and people who decide.
Enterprise software for property owners, asset managers and operations teams. Start with one portfolio, connect the systems you keep, and run every property with shared context.
One property picture. Less chasing. Better decisions.
Three ways to start.
You do not have to switch everything on at once. Most organisations begin with one of three starting points on one portfolio, and add the rest on the same property record.
Control property value
Leases, finance, CapEx and projects. Keep rent, costs, plans and projects on the same record, so every figure traces back to a lease, an invoice or a posted entry.
Run critical property
Risk, compliance, continuity and governed AI. For buildings that cannot stop: dependencies made visible, changes and permits controlled, evidence kept, and agents acting only inside the rules.
Everything a property needs. One operating system.
Eight disciplines of property management and property operations that usually live in separate tools, inboxes and spreadsheets — connected on the same building, asset, lease and person. Captured once, used everywhere, with its source and date kept.
Assets — Know every asset, where it is and what it needs.
One register for installations, equipment and components — placed on the building, floor and room, with condition, warranties, lifecycle and a full change history.
- Asset register tied to the spatial model
- Condition, warranty and lifecycle on one record
- Every change logged with who, when and why
Maintenance — Plan before things fail.
Repairs, PPM and inspections run on the same assets — a finding raises the work, the work lands in the plan, and the evidence closes the duty.
- Work orders, PPM and inspections in one flow
- Suppliers accept and report back by link
- Compliance proven by evidence, not by ticks
Service — Every request answered. Every promise timed.
A service desk for occupants, owners and suppliers: tickets, conversations and service levels tied to the property, the unit and the people involved.
- One conversation per request, by email or portal
- Service-level clocks on every work item
- Resident and supplier portals
Leasing — Leases, terms and rent in one place.
Lease terms, rent reviews, break options and indexation recorded once and read everywhere — from the occupant record to the invoice that follows.
- Lease register with key dates and events
- Upload a signed lease; AI reads it, a person confirms
- Rent and service charges linked to Finance
Finance — One set of figures for every administration.
Invoices, expenses, approvals, journals and VAT per administration and currency — with every reported figure traced back to posted entries.
- Approval steps before anything is posted or paid
- Multi-entity, multi-currency books
- Reports that always give the same number
CapEx — From maintenance plan to investment case.
Long-term maintenance plans, budgets and capital projects built from the asset base — with planned, committed and spent always kept apart.
- Multi-year maintenance and CapEx plans
- Projects with budgets, commitments and schedules
- The cost of deferring work, clearly labelled
Document control — Every document, linked to what it proves.
Contracts, certificates, drawings and reports in one index — versioned, linked to the property, asset or lease they belong to, and visible only to people allowed to see the source.
- Versions, review and signing
- AI reads documents; a person confirms what it found
- Viewed in the browser, no stray downloads
Governed AI — AI that does the work — inside the rules.
smartAI agents investigate, prepare and draft with the same data and permissions as your team. Every action is scoped, evidenced and logged.
- Authority with an owner, a purpose and an expiry
- Read, propose, approve and execute kept separate
- A person approves before anything leaves the company
Everything belongs to the property.
A repair is not just a ticket. An inspection is not just a PDF. A budget is not just a spreadsheet. Residention connects them around the building. We call this the Property Twin.
The Property Twin connects physical context, operational history, commercial responsibility and decision evidence — so AI can prepare work in the right scope and people can govern the outcome.
Built for every kind of property.
Offices and apartment blocks, critical facilities and civic assets, schemes still under construction and portfolios across countries. The same operating system, shaped by the rules of each market and each country.
Commercial real estate
Offices, retail and mixed-use buildings. Run multi-let buildings with occupants, leases, service charges, suppliers and compliance on one record per building — and report to owners from the same figures.
- Lease events, break options and rent reviews
- Service charge budgets and reconciliation
- Supplier work and compliance evidence per building
VvE / homeowners associations
Owner associations and their managers. One place for the long-term maintenance plan, reserve fund, owner contributions, meetings and decisions — following each country’s rules: VvE, HOA, Comunidad de Propietarios or WEG.
- Long-term maintenance plan (MJOP) with condition scoring
- Reserve fund and contribution scenarios
- Meeting decisions and owner communication
Data centres
Critical facilities and mission-critical plant. Map power and cooling as a dependency chain, plan maintenance windows, permits and changes, and keep incident and compliance evidence. Residention reads building systems; it never controls plant.
- Equipment topology, dependencies and redundancy — unknowns shown
- Permits, lock-out/tag-out, method statements and change calendar
- Energy efficiency reporting evidence
Infrastructure
Bridges, transport hubs, utilities and civic assets. Manage distributed assets with inspection rounds, condition scoring, availability risk and long-range renewal plans — tied to location, not to a spreadsheet.
- Inspection rounds and condition scoring
- Renewal plans backed by recorded evidence
- Field teams capturing on mobile
Developments
New-build and redevelopment schemes. Follow a scheme from land and feasibility through permits, construction and handover — then hand the building to operations with its assets, warranties and documents already in place.
- Land, feasibility and permits
- Project cost, schedule and commissioning
- Handover to operations without re-keying
Portfolios
Investors, owners and managers of many buildings. See every building at once: what needs attention, where money goes, which duties are proven and where value is at risk — across countries, currencies and administrations.
- Organisations, portfolios and workspaces
- Ask the portfolio in plain language
- Money, dates and rules that follow each country
Awake for every building, every hour.
Requests, inspections, deadlines and building signals arrive day and night. Residention puts each one on the right property, with its history and the next step — so the morning starts with answers, not inboxes.
One finding. The whole property context.
An inspection finding should not become another PDF in a folder. Residention connects it to the asset, previous work, PPM, cost, compliance and the evidence needed to close it.
Know what needs attention today.
Work orders, inspections and repairs for every building — with the context to act on each one.
PPM becomes a plan.
Maintenance should not live in one system and capital planning in another. Residention connects today's asset work with tomorrow's investment plan.
AI prepares. People decide.
Residention agents investigate, prepare and coordinate work using the same property data, evidence and permissions as your team. Authority is granted per task, checked continuously and withdrawn when risk rises.
- Scoped authority. Each agent has an owner, a purpose, an expiry and a list of exact actions on exact buildings.
- Separate steps. Reading, proposing, approving and executing are separate permissions. When risk rises, authority drops back to read-only.
- Evidence on every answer. AI Insight and Ask the Portfolio show their sources — and say what they cannot prove.
- People own the decisions. Money, contracts, complaints, deletions and messages to outside parties always need a person.
See what changed.
AI Insight surfaces the context that deserves attention — and says what it cannot prove.
Ask real questions across your property data.
Every answer shows how the question was read, so you can check it.
Keep the systems that work.
Residention connects to them and works alongside them — and, when you are ready, takes over what they no longer need to do.
Preview the Meridian Building.
A product preview in a sample environment with fictional data.
Start with one portfolio.
Residention is beginning selected enterprise deployments with property organisations that want to build a connected operating model across their portfolio. We work closely with these teams to connect data, configure workflows and activate the first high-value use cases.
How a first deployment runs.
One portfolio, a few use cases that matter, and the people who own them. Each phase says what we do and what we need from you.
- Scope. Choose one portfolio and the first use cases, and name the person who owns each one. What we need from you: A list of the buildings in scope and a sponsor who can decide.
- Connect. Import buildings, units, assets, leases and documents, and connect the systems you keep. What we need from you: Your current registers and spreadsheets, and access to the systems you want connected.
- Configure. Set up workspaces, roles, approval steps and the country rules that apply to your properties. What we need from you: Who may see, approve and pay what — written down once.
- Go live and review. Your team runs the first workflows. Agents stay off until you turn them on, and every step is logged. What we need from you: Time from the people who will use it, and a review of data quality and the next use case.
Phases, not promises: timing depends on your data, your systems and the scope, and is agreed with you before work starts.
Rethinking how properties are run.
Ideas, visual explanations and product thinking for the next property operating model.
Run every property on one operating system.
See how Residention can connect your buildings, assets, people and decisions — starting with one portfolio.