Utility Administration, Made Simple
Quick and easy utility billing inside AppFolio. Automate your bill acquisition and recover costs fairly with just one click.
Automate Your Utility Lifecycle with Livable
Founded in 2009 by property owners for property owners, Livable is a nationwide utility administration platform dedicated to simplifying utility management and promoting conservation.
AI-Powered Bill Extraction
Eliminate manual data entry. Our intelligent system automatically acquires and extracts your utility bills, ensuring perfect accuracy and saving your team hours of administrative work.
Flexible Billing Solutions
Choose between intuitive self-service tools or full-service utility billing automation. With no unit minimums and no long-term commitments, our platform is tailored to save time and maximize revenue.
Seamless AppFolio Integration
Your resident data, unit details, and billing cycles sync automatically. Charges are calculated in Livable and pushed directly to the AppFolio ledger for your approval.
Resident Transparency & Support
We provide clear, traceable statements that empower residents to make mindful decisions about their consumption. Our multilingual Resident Support team and dedicated U.S.-based Customer Success experts ensure smooth implementation and ongoing success.
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:
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Increased utility reimbursements improve NOI
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Small monthly recoveries scale across entire portfolios
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Cap rates amplify the value of recurring operational income
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RUBS can create measurable enterprise value growth
Run the numbers and discover the hidden value already flowing through your utility expenses.
Why it matters
Why Utility Administration Matters Now
Water Utility Rates are Rising
Water and wastewater bills are rising nationwide, up 30% in less than a decade as aging infrastructure, resource constraints, and extreme weather drive costs higher.
Save Money, and the World
Individually calculated utility bills can reduce water, gas, and electricity usage by up to 35% by showing tenants the direct link between consumption and cost.
Divide and Conquer with RUBS
A well-executed RUBS fairly allocates utility costs in buildings without individual meters, using factors like unit size and occupancy to keep billing transparent and equitable.
Our Features
Why Choose Livable?
No setup fees, no minimums, no handcuffs
Commit one or all of your properties, we're flexible.
Made for you
Our robust platform allows service to any portfolio, no matter how unique or custom the property.
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!
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.
Billing options
You have options.
Self Service
Manage billing independently while keeping AppFolio-connected charge review and approval in your workflow.
- Allocation table generation, preview & batch charge approval
- Custom Tenant fees & utility opt-outs
- Utility & statement caps
- Final Statement Estimation (w/ daily proration)
Bill Automation
Set it and forget it, but keep control. Livable handles acquisition, entry, tenant support, alerts, and adjustments while your team stays informed.
- All features from self-service
- Automatic data acquisition & entry
- Multi-lingual tenant support
- Spike alerts and billing adjustment management
How It Works
Setting Up Livable Pro is Quick & Easy
Built for AppFolio Users
With tenant and manager portals synced, insights are always on display. You can preview and modify billing as needed--no waiting for an account manager to get back to you.
Automatic turnover processing
AI-powered bill acquisition and extraction
Custom tenant fees and utility caps
Unit and resident-level opt-outs
Final statement estimates with daily proration
View, modify, and approve charge batches inside AppFolio
Vacant unit cost recovery
On AppFolio and ready to integrate?
Schedule Free ConsultationTestimonials
Join thousands of housing providers using Livable
Come Save With Us!
No unit minimums. Coverage for water, sewer, and trash. Start automating utility administration with Livable today, using our easy self-service system or full-service Billing Automation.