Utility billing. Automatically. Correct.
From documents to a clean, structured billing – for all tenants at once, in minutes instead of days.
60 days free · Cancel anytime · GDPR-compliant
for the entire building, instead of 3 days
BGB-compliant
automatic calculation
Utility billing in detail
From documents to a clean billing – automatically
Capture costs. Upload documents or enter them manually – CIRO recognizes the cost type and amount automatically. Heating, water, caretaker, insurance: everything in one place.
Allocation
Dispatch
Capture costs. Upload documents or enter them manually – CIRO recognizes the cost type and amount automatically. Heating, water, caretaker, insurance: everything in one place.
Utility billing software for private landlords
CIRO detects documents automatically, checks chargeable items per § 2 BetrKV, splits heating and CO₂ shares cleanly across tenants and produces ready-to-send PDFs. At year end, 30 minutes are left for the entire building, because your documents are long since booked: the work spreads across the year instead of piling up into one block. In the first year, the initial capture comes on top.
Invoices read automatically – in seconds
Upload your invoices, heating cost statements or utility contracts via drag-and-drop. CIRO automatically detects all relevant data: amounts, billing periods, consumption values and cost items – without manual typing, without preparing Excel sheets. What used to take 10–15 minutes per document, CIRO finishes in under a minute. You save hours per billing cycle and avoid typos that lead to costly corrections later.
AI verifies what you can legally allocate
Not every line on an invoice can be passed on to tenants – § 2 of the German Operating Costs Ordinance is clear on this. CIRO automatically recognizes which costs you may actually allocate and which you must bear as the owner. Repairs, administrative costs and maintenance are reliably filtered out before they end up in the billing. This way you avoid disputes with tenants, corrections after objections and, in the worst case, lawsuits at the rental court.
Your path to utility billing in minutes
From days of spreadsheet work to a clean PDF at the push of a button.
Days lost wrestling spreadsheets
Manual
You wrestle with spreadsheets, juggle between a calculator and the heating statement, verify allocation keys by hand – and in the end you miss a line item or mistype a formula.
3 days
For one billing
∅ 3×
Recalculation needed
Days become minutes
instead of 1–3 days by hand
30
min.
for one building, all tenants
PDF at the press of a button
Structured PDF with all receipts – individual for each tenant, ready in seconds.
§ 556 BGB compliant
All legal requirements considered. The billing stands up to any review.
All cost types
Heating & hot water
Caretaker & cleaning
Insurance
Water & sewage
Numbers that speak for themselves.
Average processing time
Average of 30 minutes for an entire building, all tenants
BetrKV items covered
Every bill checked against the requirements of § 556 BGB (as guidance)
§ 556 BGB-compliant output
Ready-to-send PDFs with no manual rework
GDPR-compliant
§556 BGB · §2 BetrKV
Encrypted data storage
German company
Frequently asked questions
CIRO supports all 17 billable items under § 2 BetrKV – property tax, water, heating, elevator, waste collection, insurance, caretaker and more. You enable only the positions relevant for your property and upload the receipts. Non-billable costs like management fees or maintenance reserves are flagged automatically – your tenant doesn't see them on the bill, the tax office does.
CIRO creates statements per § 556 BGB and automatically checks completeness, deadlines and allocation keys. Warnings show you when receipts are missing or the annual deadline is approaching – you can't accidentally send an invalid bill. For edge cases like a commercial share, we recommend a lawyer or tenant association; CIRO delivers the compliant baseline.
For each cost item you choose the right allocation key – living space, number of occupants, units or a custom key like heating consumption. CIRO calculates the shares automatically from the lease data and accounts for mid-year tenant changes to the day. The calculation is laid out transparently – if a tenant asks, you can justify every number directly from CIRO.
Yes, in two ways. Without a subscription, the Betriebskosten-Assistent creates a single statement for €20 one-off, without a user account. If you want to see it with your whole portfolio, try CIRO free for 60 days: upload the service charge statement, import the line items automatically, create and send the statement.
You download the finished PDF directly from CIRO or – depending on your plan – send it straight from the integrated tenant portal to your tenants. CIRO records the dispatch with a timestamp as an internal send receipt. Important: a send timestamp is not legal proof of delivery under § 130 BGB. If you want to be on the safe side – e.g. for disputed back-payments – send the bill additionally as registered mail with return receipt and upload the tracking record directly to the bill in CIRO. That way you have both dispatch and delivery fully documented.
Your next building statement in 30 minutes
Try 60 days free and experience how fast a clean utility billing can really be.