One platform. Total control.
BTR OS runs access, residents, visitors, amenities, rent and analytics across every building in your portfolio, from one governed console, on infrastructure your IT and compliance teams already trust.
Already a customer? Sign in to BTR OSOne portfolio. Too many systems.
Build-to-rent operators run leasing, access, payments and resident services across separate tools that do not talk to each other.
Too many systems
Leasing in one tool, payments in another, access in a third, and none of them talk. Every handover between systems is manual work and a place for errors to hide.
No single record
When someone asks who had access and when, or why an arrears number moved, the answer lives across spreadsheets, vendor portals and email. Assembling it takes days, and it still has gaps.
Gaps compound at scale
One building is manageable. As you grow to a portfolio, the same manual gaps multiply into cost, risk and compliance exposure.
Six modules. One governed platform.
Everything an operator needs to run a building end to end, connected to one resident record and one audit trail.
Access control
Keyless mobile credentials, visitor passes and door schedules across every building, with lease-driven rules so access starts and ends exactly when it should.
Resident lifecycle
Onboarding, leasing, ID verification and documents, so a resident moves from application to keys without a paper trail across five systems.
Visitors
Time-boxed visitor passes with a complete, searchable entry trail, so your team always knows who is in the building and why.
Amenities & bookings
Bookable amenities with capacity, schedules and self-service, so residents book the gym or the rooftop without a call to the front desk.
Rent & payments
Rent, fees and deposits with arrears tracking and receipts, connected to the same resident record as everything else.
Operator analytics
Occupancy, arrears, access and amenity insight across the portfolio, from the data the platform already governs.
The platform is live in beta. What we demo is what is running.
Institutional knowledge at scale.
Every operator and resident action in BTR OS is a governed, role-scoped tool. That is what makes Sentinel possible.
A governed AI agent over the same tool surface as the console, 47 role-scoped tools today. Sentinel assists first and then acts within guardrails, by chat and then voice, so routine building operations run themselves while every action stays recorded.
Every action governed. Every answer provable.
ArkOS governance sits under every module, so control and compliance are properties of the platform, not policies bolted on later.
Microsoft Entra identity, role-scoped permissions and one immutable audit trail under every module. Data residency in Australia, with biometric handling aligned to the Privacy Act and OAIC guidance.
Credentials follow the lease. The event feed covers every site. When someone asks who had access and when, or why a number moved, the answer is one query, not a week of assembly.
Built on infrastructure your teams already trust.
BTR OS is built natively on Microsoft Azure and .NET, with Microsoft Entra identity. ARK360 is a Microsoft AI Cloud Partner in the ISV Success program, with a Microsoft Marketplace offer in progress.
BTR OS runs on Suprema BioStar Air, a cloud-native access platform used worldwide, so operators get proven, biometric-capable hardware with governed software on top, already shipped multi-site.
Built by a team with twenty years across Tier 1 property, civil construction and federal government (ISM and IRAP), shipping into live operations, not slide decks.
Build-to-rent has arrived. The software has not.
Australia's build-to-rent sector has moved from a niche bet to a core asset class, and around 80 per cent of the pipeline is run by dedicated operating platforms. These are institutional owners running professionally managed communities at scale, and they need operating software built for that model, not repurposed strata or agency tools.
Operations sit at the centre of the resident experience and the compliance burden, and today they are the least well served. That is the gap BTR OS was built for.
Source: BDO Australia, A Changing of the Guard in Australia's Living Sector, 2026.
We are selecting a founding operator partner.
BTR OS is being hardened in the field with a founding build-to-rent operator. If you run a growing portfolio and want a platform built around how your teams actually work, we want to talk. Founding partners shape the roadmap and go live first.
What a pilot looks like
- The platform running on one live building in your portfolio.
- Your operations team on the console, your residents on the app.
- Roadmap input, reference rights agreed together, go live first.
No slide deck
See BTR OS running on a live building. A working system, not a pitch.
Book a pilot.
See BTR OS running on a live building. No slide deck. A working system.
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