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 one record your board, your auditors and your IT team can all trust.
Already a customer? Sign in to BTR OSOne portfolio. Too many systems.
Build-to-rent operators run leasing, access, payments and the resident app across separate tools that do not talk to each other, and the gaps in between are manual work.
Too many systems
Leasing in one tool, payments in another, access in a third, the resident app in a fourth, and none of them talk. Every handover between systems is manual work and a place for errors to hide.
No single record
When the board asks why an arrears number moved, or an auditor asks who had access and when, 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. By the second and third, the same manual gaps multiply into cost, risk and compliance exposure, and no two buildings report the same numbers.
Bring it together. Govern it. Run it.
Three moves take a portfolio from scattered tools to one governed console.
Bring it together
Connect access, residents, payments and amenities into one platform, on Suprema BioStar Air hardware and Microsoft Azure.
Govern every action
Every operator and resident action becomes a role-scoped tool written to one immutable audit trail, under ArkOS governance.
Run from one console
Operators run the portfolio, on-site teams run the building, residents run their home, and Sentinel does the busywork.
The whole building, end to end.
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, issued or revoked in seconds.
- Lease-driven door schedules per building and role
- Issue or revoke mobile credentials in seconds
- Complete, searchable entry trail across sites
Resident lifecycle
Onboarding, leasing, ID verification and documents, from application to move-out.
- One record from application to move-out
- ID verification before the lease is signed
- Leases and documents on the resident record
Visitors
Time-boxed visitor passes with a complete, searchable entry trail.
- Time-boxed passes that expire on their own
- Every entry written to the same audit trail
- Residents invite visitors from the app
Amenities & bookings
Bookable amenities with capacity, schedules and self-service reservations.
- Capacity and schedules set per amenity
- Self-service bookings from the resident app
- Usage insight feeds operator analytics
Rent & payments
Rent, fees and deposits with arrears tracking and receipts.
- Rent, fees and deposits in one place
- Arrears tracked on the resident record
- Receipts issued automatically
Operator analytics
Occupancy, arrears, access and amenity insight across every site.
- Occupancy and arrears across every site
- Access and amenity usage in one view
- Every number traceable to the audit trail
The platform is live in pilot. What we demo is what is running.
One platform. Three ways in.
The six modules run behind one governed tool surface, and every consumer gets the same rules: the console for your teams, the app for residents, the API for your systems.
Web console
Operators and on-site teams run every module across every site from one governed screen.
ExploreMobile app
Residents open doors, invite visitors, book amenities and pay rent from one app.
ExploreAPI & MCP
The same governed tools, exposed to your systems and the AI agents your IT approves.
ExploreSame building. A very different day.
BTR OS does not add another tool to the stack. It replaces the stack.
Today:Fobs and keys issued by hand, chased at move-out, rekeyed when they go missing.
Credentials follow the lease. Issued at move-in, revoked at move-out, in seconds.
Today:Days assembling logs from vendor portals, spreadsheets and email, with gaps.
One query against one audit trail, covering every door on every site.
Today:Paperwork spread across five systems and a welcome folder that is out of date.
One flow from application to keys: ID verified, lease signed, credentials issued.
Today:Chased from spreadsheets that are stale by the time anyone acts.
Tracked on the resident record, next to the lease, rent and receipts.
Today:Sign-in books at the lobby and no record of who actually came in.
Time-boxed passes with a complete, searchable entry trail.
Today:Occupancy, arrears and renewals stitched from per-building exports, each with a different as-at date.
One live view across every site, with every number traceable to the audit trail.
From application to keys.
One flow runs the resident lifecycle end to end, and every step is a governed action on the same record.
- 01
Application
Prospects apply online. Documents, checks and references land in one place.
RESIDENTS - 02
ID verification
Identity is verified before a lease is generated, not after keys are cut.
RESIDENTS - 03
Lease
The signed lease becomes the source of truth for everything that follows.
RESIDENTS - 04
Credentials
Mobile credentials are issued the moment the lease starts. No fobs, no key cutting.
ACCESS - 05
Move-in
Move-in day without paper. Doors, documents and rent are already set up.
RESIDENTS - 06
Living
Visitors, amenity bookings and rent run from one app, until move-out reverses the flow.
VISITORS · AMENITIES · PAYMENTS
Built for everyone who runs the building.
One platform, three views: operators run the portfolio, on-site teams run the day, residents run their home.
Run the portfolio, not the spreadsheets.
Every building in one console: access, residents, rent and analytics, consistent across every site, with one audit trail behind every number.
- Occupancy, arrears, access and amenity usage in one live view
- Numbers you can take to the board, traceable to the trail
- One record when compliance or an auditor asks
Less admin, more residents.
Move-ins, visitors, bookings and arrears in a few clicks, with a complete audit trail behind every action.
- Issue and revoke access in seconds
- Handle visitors and bookings without paper
- Chase arrears from the same resident record
One app for the whole building.
Entry, visitors, amenity bookings and rent from one app, without fobs or paper forms.
- Open doors from the phone, no fob
- Invite visitors and book amenities
- See and pay rent in the same place
Routine operations run themselves. Everything stays on the record.
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. The 47 role-scoped tools are live today; Sentinel is being brought up on them, assisting first and then acting within guardrails, by chat and then voice, with every action 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.
Runs on what you already run.
No rip and replace. BTR OS is built on the infrastructure your IT and compliance teams already trust.
Suprema BioStar Air
Cloud-native access hardware used worldwide, including biometric-capable readers. BTR OS drives the readers and controllers, so the hardware layer is proven, not proprietary.
Microsoft Entra ID
Your teams sign in with the Microsoft accounts they already use. Roles in BTR OS map to Entra, so joiners, movers and leavers stay governed.
Microsoft Azure + .NET
Built natively on Azure with Australian data residency, by a Microsoft AI Cloud Partner. It sits comfortably in an estate that already runs on Microsoft.
We only list what we have shipped. Something specific in your stack? Ask us at hello@ark360.com.au.
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 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 carry the promise made to residents and the compliance burden owed to capital, and today they are the least well served part of the stack. That is the gap BTR OS was built for.
Source: BDO Australia, A Changing of the Guard in Australia's Living Sector, 2026.
Read the full analysisWe are selecting a founding operator partner.
BTR OS is being hardened in the field with a founding build-to-rent operator. The right time to look is a new building at handover, a second building where manual processes stop scaling, or a fund asking for compliance evidence. 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.
Want the story behind it?
One founder, twenty years of regulated delivery, one product for one sector.
Prefer email? hello@ark360.com.au