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FAIR COST ALLOCATION
Ratio Utility Billing
Recover shared utility and amenity costs with allocation methods that fit your property. Deliver resident statements through Livable or sync charges to your property management system.
Utility Billing, Made Simple
Quick and easy utility billing inside AppFolio. Save time, save money with just one click!
Seamlessly Recover Up to 90% of Your Utilities with Livable
Founded in 2009 by property owners for property owners, Livable is a nationwide utility billing company dedicated to simplifying utility management and promoting conservation.
- Flexible Billing Solutions: Self-service or full-service utility billing options with no unit minimums, tailored to save time and maximize revenue.
- Integration & Automation: Seamless AppFolio integration, automating data workflows and billing processes.
- Promote Conservation: Transparent allocation and access to property-level utility usage and costs empower residents to make more mindful decisions about their utility consumption.
- Unmatched Support: A multilingual Resident Support team and dedicated U.S. based Customer Success experts ensure smooth implementation and ongoing success. Customers have access to 24/7 support through our chatbot, while email and phone support are available during business hours, with an average response time of under 1 hour.
OUR SOLUTIONS
More possibilities.
More value for your property.
Recover utility costs, simplify administration, and unlock new revenue. Explore the Livable solutions that fit your community.
Utility Billing
Turn shared expenses into recovered costs.
Utility Billing
Turn shared expenses into recovered costs.ACTUAL USAGE BILLING
Water Sub-Meter Billing
Bill residents for the water they actually use. Livable turns data from partner-installed sub-meters into accurate charges and structured accounting entries.
SENSOR BILLING
Sensor Billing
Livable supports billing for sensors, in addition to RUBS and sub-meter billing.
Flexible delivery through Livable or your property management system, including AppFolio.
Utility Administration
Less busywork. Greater visibility and control.
Utility Administration
Less busywork. Greater visibility and control.SIMPLER ACCOUNTING
Accounts Payable Automation
Centralize utility bills, map charges to the right GL accounts, and sync coded entries to AppFolio for approval and payment.
TURNOVER PROTECTION
Turnover Utility Monitoring
Identify utility costs that land on the property during resident turnover. Correct allocations and recover charges where allowed.
BENCHMARKING SUPPORT
ENERGY STAR® Reporting
Put your utility data to work. Livable helps eligible properties prepare and submit annual benchmarking reports through a reporting partner.
ENERGY OPPORTUNITIES
Public Grid Enrollment
Connect eligible properties and residents with demand response incentives and renewable energy options through Public Grid.
RESIDENT TRANSPARENCY
GreenView Utility Insights
Help residents understand utility usage and estimated allocations before introducing cost recovery. Informational statements show what billing could look like, with nothing owed.
Ancillary Revenue
Make everyday amenities work harder for your property.
Ancillary Revenue
Make everyday amenities work harder for your property.CONNECTIVITY & REVENUE
Bulk Community Internet
Turn a community-wide internet agreement into recurring amenity revenue. Automate monthly resident charges, move-in and move-out proration, and accounting integration.
INTERNET SIGN-UP REVENUE
Telecom Marketing
Earn revenue when residents sign up for internet. Livable helps property managers establish marketing agreements with internet service providers to monetize resident sign-ups.
ON-SITE ENERGY
Community Solar Revenue Program
Coming soon in LivableExplore turning on-site solar generation into a revenue opportunity while offering residents discounted energy.
Programs can currently be facilitated externally. Livable integration is coming soon.
Calculator
Maximize Property Value with RUBS
Curious how utility cost recovery impacts your asset value? Use our Cap Rate Impact Calculator to see how implementing RUBS (Ratio Utility Billing System) can increase Net Operating Income (NOI) and potentially drive significant property valuation gains.
Even modest monthly utility reimbursements can translate into substantial increases in asset value when capitalized across a multifamily property. Our calculator helps owners and operators visualize the financial impact of reducing utility expense leakage and improving operational efficiency. See how:
- Increased utility reimbursements improve NOI
- Small monthly recoveries scale across entire portfolios
- Cap rates amplify the value of recurring operational income
- RUBS can create measurable enterprise value growth
Run the numbers and discover the hidden value already flowing through your utility expenses.
Did you know...
Water Utility Rates are Rising
Across the country, water utility rates are steadily climbing year over year. A combination of aging systems, fewer resources, and extreme weather have pushed water and wastewater bills up by 30% in less than a decade.
Save Money, and the World
Studies show that individually calculated utility bills can reduce water, gas, and electricity usage by up to 35%. When tenants see a direct connection between their consumption and their costs, they’re more likely to conserve—benefiting both the environment and your bottom line.
But You Can Divide and Conquer
A well-executed Ratio Utility Billing System (RUBS) fairly distributes utility costs (water, sewer, trash) among tenants in buildings without individual utility meters. Our system allocates expenses based on factors like unit size, number of occupants, or a combination of variables—ensuring tenants share utility costs proportionally and equitably.
Our Features
Why Choose Livable?
1. No setup fees, no minimums, no handcuffs
Commit one or all of your properties, we're flexible.
2. Made for you
Our robust platform allows service to any portfolio, no matter how unique or custom the property.
3. Transparency and control
With tenant and manager portals, insights are on display, but you can also preview and modify billing as needed. No more waiting for an Account Manager to get back to you!
4. Easy to Use
There's no need to learn any new "tricks" to use Livable Pro. We kept it simple so you can get started right away.
How it Works
Setting Up Livable Pro is Quick & Easy
Add Your Properties & Residents
With AppFolio integration, adding properties is effortless. Bulk import key data into Livable, then fine-tune settings directly in our system. Easily configure unit and resident parameters, including opt-ins, fee customization, and more!
Add Your Utility Costs
Choose the option that works best for you: enter utility data manually with our self-serve billing engine, or upgrade to Billing Automation—where, for an additional monthly fee, we handle the work for you!
Start Saving Money
Livable calculates charges, submits a batch for approval in AppFolio, and then generates monthly statements. With more accurate utility allocation, you’ll boost net operating income while reducing consumption!
Our AppFolio Integration
With tenant and manager portals sync'd, insights are on display, but you can also preview and modify billing as needed. No more waiting for an Account Manager to get back to you!
✓ Automatic turnover processing
✓ Custom tenant fees
✓ Utility & Statement caps
✓ Unit and resident level opt outs
✓ Final statement estimates with daily proration
✓ View, modify and approve charge batches
✓ Vacant unit cost recovery
On AppFolio and ready to integrate?
Join thousands of housing providers and property managers
using Livable to offset rising utility costs
Livable benefited my business by offsetting utility expenses through pro rata distribution to the lessee's and during the process reduced water usage by 25%. I no longer have to worry about what the amount of the bill will be as the residents also have an interest in not wasting water.
Dennis R.
Livable was an excellent choice. Livable utility management offers a conscious responsibility to the owners and to the renters to ensure that the utility ratio billing is fair for both landlords and residents. Livable lives up to its simple program implementation. They are easy to connect with. I get immediate help if I need it. Thank you Livable.
Cara N.
Livable is an invaluable partner to our organization. For years in our rent-controlled city, the only way to increase the bottom line was through unit turnover. Utility costs increased by as much as 20%/yr, which directly impacted NOI. With Livable, we are able to not only recoup most of our utility costs but also are able to pass through future utility price increases.
Ryan S.
Come Save With Us!
With no unit minimums and coverage for water, sewer, and trash—what are you waiting for? Sign up for Livable Pro today to start boosting your NOI. Prefer a hands-on approach? Manage it yourself with our easy-to-use system. More of a set-it-and-forget-it type? Enroll in Billing Automation, and we’ll handle everything for you!
