What Livable does

Livable, Inc. is a cloud-based utility billing and cost recovery platform serving multifamily property managers across the United States. Founded in 2009 and headquartered in Pasadena, California, the company specializes in administering Ratio Utility Billing System (RUBS) programs, enabling property owners to recover 85-90% of shared utility costs from residents through occupancy, square footage, sub-metered usage, or custom weighting allocations. The platform is delivered as an integrated workflow comprising Utility Billing & Cost Recovery (the flagship allocation engine), Property Manager Dashboard (batch review and approval), and Tenant Connect (resident-facing statement and payment portal). Underlying technology includes AI-assisted bill ingestion and intake automation, a proprietary RUBS allocation engine, spike and anomaly detection, multilingual support via a 24/7 AI agent, and a certified AppFolio Stack Partner integration that syncs utility charges directly into the AppFolio rent collection workflow. Add-on modules launched in 2026 — AP Automation, Benchmarking, and Utility Analytics — extend the platform into invoice approval workflow, portfolio-level performance comparison, and consumption analytics.

The business operates on a recurring subscription model with per-unit monthly pricing. Two enterprise tiers are offered: a Self-Service tier that automates data entry while retaining operator approval, and a fully managed Bill Automation tier that handles acquisition through resident statement delivery. A third product, Livable Pro at $5 per unit per month with no minimums, targets independent rental owners with fewer than 20 units through a self-serve product-led growth motion. Go-to-market combines enterprise field sales and consultation-led discovery for mid-market property managers with self-serve PLG for small landlords, supported by an extensive content library (98 blog articles), a 2026 Utility Outlook report, a RUBS savings calculator, and partnerships with at least seven regional and national apartment associations. The company is privately held with no disclosed external funding and operates exclusively in the U.S. market.

Name

Livable

Legal name

Livable, Inc.

Website

https://livable.com

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

1–10 employees

Short description

Livable is a U.S.-based cloud utility billing platform founded in 2009 that helps multifamily property managers recover 85-90% of shared utility costs via RUBS allocation, offering AI-assisted bill ingestion, native AppFolio integration, and a $5/unit/month DIY tier for independent rental owners.

Ownership category

akta.pro rank

Product category

Multifamily Utility Billing Software

NAICS

Real Estate Property Managers (53131)

SIC

Services-To Dwellings & Other Buildings (7340), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

Keywords

• Utility billing software
• RUBS administration
• Multifamily cost recovery
• Property management automation
• Utility allocation platform

Headquarters

HQ city

San Francisco

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Software

Cost components

Technology or R&D, Personnel, Marketing or Sales, Operations, Infrastructure

Revenue model

1. Utility Billing SaaS Platform: Subscription-based SaaS charging per unit per month for utility billing and cost recovery platform access. Two tiers available: Self-Service (bring billing in-house with guided system) and Bill Automation (fully managed end-to-end billing).
2. Bill Automation Tier: Fully managed billing service where Livable handles from acquisition to resident statement. Additional service layer beyond self-service with automatic data acquisition, multilingual tenant support, spike alert management, and billing adjustment handling.
3. Cost Recovery Revenue: Property managers recover shared utility costs through RUBS allocations. Livable enables recovery of up to 85-90% of utility costs, directly improving NOI for property owners.

Pricing tiers

Go-to-market motion3 records

Distribution channels5 records

Marketing channels6 records

Core offering

Livable operates a cloud-based utility administration platform that automates bill acquisition, RUBS-based cost allocation, and resident billing for multifamily property managers. The offering includes a Property Manager Dashboard, a Tenant Connect resident portal, two service tiers (Self-Service and Bill Automation), and a separate Livable Pro DIY product for independent rental owners, with certified native integration into AppFolio.

Product overview

Livable is a smart utility administration platform for multifamily property managers that automates utility billing, RUBS, and cost recovery. The platform operates as a unified system consisting of three core products: Utility Billing & Cost Recovery (the flagship allocation and recovery engine), Property Manager Dashboard (for operational oversight and batch approval), and Tenant Connect (resident-facing portal for statements and payments). The platform offers two service tiers—Self Service for DIY property managers and Bill Automation for fully managed billing. Additional add-on modules include AP Automation, Benchmarking, and Utility Analytics. Livable Pro serves independent rental owners with a self-service offering, while the core platform integrates natively with AppFolio property management software.

Differentiator

Problem solved

Functional benefit

Brands

• Livable Pro: DIY utility recovery system designed for Independent Rental Owners (IROs) with no unit minimums.
• Tenant Connect
• Property Manager Dashboard

Products and services

• Utility Billing & Cost Recovery Core platform that recovers shared utility costs through RUBS allocation methods (occupancy, square footage, sub-metered usage, or custom weighting) for multifamily property managers across the US.
• Property Manager Dashboard Operational dashboard for property management teams to review utility charges, inspect allocations, approve billing batches, and monitor billing activity across entire portfolios without disconnected spreadsheets.
• Tenant Connect Resident-facing portal providing transparent utility statements, online payment options, allocation detail visibility, and multilingual support.
• Livable Pro DIY utility recovery system designed for independent rental owners with fewer than 20 units. Allows self-service property/unit/resident management without expert consultation, priced at $5 per unit per month with no minimums.
• Self Service Billing Tier Service tier allowing property managers to bring billing in-house with full control, featuring allocation table generation, custom tenant fees, utility opt-outs, statement caps, and final statement estimation with daily proration.
• Bill Automation Service Tier Fully managed service tier where Livable handles everything from bill acquisition to resident statement, including automatic data acquisition and entry, multilingual tenant support, spike alerts, and billing adjustment management.

Quantifiable outcome

• 30% average reduced consumption
• +5 more outcomes

Named customers5 records

Segments4 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration1 record

AI capability2 records

Feature5 records

Partnerships

Six partnerships are on record, tiered core and minor.

• AppFoliocoreTechnology or IntegrationCertified AppFolio Stack Partner with native integration that syncs utility charges directly into the AppFolio workflow. Residents pay through AppFolio as part of their normal rent payment with no separate portal required and no double entry for property management teams.
• Strategic Sanitation ServicesminorStrategic or Co-development PartnerPremium trash management provider to Southern California apartment communities whose service fees can be distributed using a RUBS model. Partnership enables housing providers to improve community curb appeal and operating profits through combined trash management and bill-back services.
• Apartment Association of Greater Los Angeles (AAGLA)minorGTM or Marketing PartnerIndustry association partnership displayed in trust section showing association with regional apartment association.
• Apartment Owners Association of California (AOA)minorGTM or Marketing PartnerIndustry association partnership displayed in trust section showing association with California apartment owners association.
• California Apartment Association (CAA)minorGTM or Marketing PartnerIndustry association partnership displayed in trust section showing association with state apartment association.
• American Apartments Owners Association (AAOA)minorGTM or Marketing PartnerNational industry association partnership shown in customer trust section.

Scale indicators9 records

Recent moves5 records

Expansion highlights6 records

Broad incumbents

• AppFolio: AppFolio is Livable's primary integration partner and a major property management platform with growing utility-related features (including the acquired PayLease). It is included as a peer because its roadmap and partner economics materially shape Livable's go-to-market.
• RealPage: RealPage is a large property management software suite that includes utility billing and expense allocation modules. It serves the same multifamily operators as Livable but as part of a broader ERP-style platform rather than a focused utility cost recovery specialist.
• Buildium: Buildium is a property management platform primarily serving small-to-mid-sized residential portfolios — a customer segment that overlaps with Livable Pro's Independent Rental Owner target. As Buildium expands utility-related functionality, it competes for the same SMB tail.
• Entrata: Entrata is a multifamily property management platform that competes with the AppFolio ecosystem in which Livable is embedded. As Entrata expands utility billing and resident payment features, it represents a broader incumbent threat to Livable's specialist positioning.
• Yardi: Yardi offers utility billing, energy management, and RUBS-style cost recovery features inside its comprehensive property management suite. It competes with Livable at the multifamily segment but bundles utility billing with a full ERP, not as a standalone product.

Direct peers

• Minol USA: Minol USA provides utility submetering and billing services for multifamily, condominium, and commercial properties. It directly competes with Livable in RUBS and sub-metered utility cost recovery for the same property manager customer base.
• Conservice: Conservice is a leading utility billing and energy management provider serving multifamily, student housing, and HOA properties. It is the closest direct competitor to Livable, offering similar RUBS-based cost recovery, resident billing portals, and utility analytics to property managers and owners.
• PayLease (now AppFolio Payment Solutions): PayLease was a utility billing and resident payment platform for property managers and was acquired by AppFolio. It competes directly with Livable in utility billing for multifamily, and its ownership by AppFolio creates both a partner/competitor dynamic with Livable's flagship integration.
• Submeter Solutions (now Aquilon): Submeter Solutions / Aquilon provides utility submetering and billing services for multifamily properties, overlapping with Livable's RUBS and cost recovery offering and serving similar property management customers.

Emerging players

• ResMan: ResMan is a property management platform serving multifamily operators with utility and expense management features. It is comparable as an emerging platform with partial overlap in the multifamily utility billing workflows Livable addresses.

Market position

Strengths5 records

Weaknesses4 records

Competitive moat5 records

Key risks5 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Livable