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Landlord software features
CIRO matches your rent payments, creates the utility bill statement, collects tenant requests and reminds you of deadlines.
- 60 days free
- GDPR-compliant
- No credit card required
My properties
CIRO.immo explained
Each one runs about a minute and shows how you drop documents on the SmartBar and how CIRO checks rent payments, collects tenant requests or creates a utility bill statement.
CIRO by the numbers
at most between two bank syncs
Transactions come through finAPI, an account information service licensed by BaFin. CIRO only reads them and matches the rent payments.
under § 2 BetrKV
Every cost type you can pass on to tenants is built into CIRO. You assign an invoice, and CIRO allocates it to your tenants in the utility bill statement.
for messages from your tenants
When a tenant writes in Turkish, CIRO translates the message and sends your reply back in Turkish (Smart and up).
GDPR-compliant
Built for German tenancy law
Encrypted data storage
German company
All features
Rows marked "Smart and up" are not included in the Basic plan.
Money and tax
| Feature | What you do with it |
|---|---|
| Bank sync | Connect your account: CIRO matches rent and expenses to the right tenant and property. |
| Check incoming rent | See every day which rent has arrived and which is missing. |
| Receipts by photo | Snap or upload a receipt and attach it to the transaction. With Smart and up, CIRO reads the amount, date and property. |
| Recurring transactions | Set up HOA fees, insurance or loan installments once, and CIRO records them on your schedule. |
| Loans and insurance | Interest and repayment on your loans, plus your insurance policies, recorded per property. |
| Anlage V report | Income and deductible expenses per property, as PDF, CSV or DATEV export. |
Billing and statements
| Feature | What you do with it |
|---|---|
| Utility bill statement | For every tenant in a building: split heating and CO₂ costs, one PDF per tenant. CIRO records when and how you sent each statement. |
| One-off utility bill statement | A single statement, no account, paid once. |
| Building and HOA | Allocate building costs to the apartments by allocation key (Smart and up). |
| Meter readings | Send your tenant a reading request by link, the values land straight in CIRO. |
| 19 calculators | Rent increase, deposit, allocation key, depreciation and more, free and without signing up. |
Tenants and contracts
| Feature | What you do with it |
|---|---|
| Tenants and tenancies | Term, rent and status per apartment. CIRO updates the status on move-in and move-out. |
| Read leases automatically | Upload a lease and CIRO takes over tenant, rent and term (Smart and up). |
| Rent increase and index rent | For a rent increase under § 558 BGB, CIRO checks the cap and the waiting period. For index rent, the index rent calculator gives you the new rent and the earliest date under § 557b BGB. |
| Deposit | CIRO checks the three months’ base rent limit, tracks installments and sets the latest review date six months after the keys are handed back. |
| Tenant communication | Email, SMS and WhatsApp land in the same inbox. SMS, WhatsApp, reply suggestions and translation with Smart and up. |
| Tenant portal | Tenants report damage themselves and open the documents you share, in the browser or as a web app. Free for tenants. |
| Documents & contracts | File leases, handover reports and correspondence per apartment and find them by property, category or keyword. |
Everyday and overview
| Feature | What you do with it |
|---|---|
| Tasks and reminders | Your tasks sorted by due date and spread across the time budget you set for the week. |
| Calendar | See move-ins and move-outs, deposit returns, maintenance and due tasks for all your properties next to your own appointments. |
| Tradespeople and damage reports | Store service providers per property and track damage reports as cases. |
| SmartBar | Search and general questions on every plan. Questions about your apartments and reading documents with Smart and up. |
| Import from Excel | Upload an Excel or CSV file and CIRO takes over properties, tenants and tenancies (Smart and up, including the trial). |
| More logins | Invite co-managers with read or write access (Smart and up). |
| Portfolios | GmbH, partnership and private holdings separately in one account, with their own bank accounts and sender details (add-on from Smart). |
From import to reporting
Start with your spreadsheet or set everything up directly in CIRO.
Upload Excel
CIRO finds the properties, units and tenancies in your list and shows them to you for review before anything is created. Without a list, you add your first apartment by hand.
Invite tenants
CIRO can send your tenants an invitation to the tenant portal, and they sign up themselves. It’s free for them, and you can also do it later.
Get reminders
CIRO notifies you in the app and by push before a deadline runs out. For the utility bill statement, that starts 60 days ahead, and the reminders get closer together from there. On weekdays at 7 a.m. you can also get a daily summary by email.
Track the numbers
See what each apartment brings in: rental income, expenses and what is left at the end of the month. Export reports for your tax advisor or bank straight from CIRO.
Plans and pricing
You pay by the number of units. If you only need a single utility bill statement, use the assistant without a subscription.
Included in every plan Personal dashboard & portfolio overview · Accounting · Meter readings · Tenant portal · Property listing creation
Basic
A good fit if you have up to 5 units.
5 units included
Add more units at €1 each
€15
- No credit card required
All core features, plus
- Bank reconciliation with rule-based bookings
- DATEV export
- Building & HOA management
- Tenant requests intelligently prioritized
- 1 utility bill statement per month with the assistant
- Rental agreement and more templates, checked by a lawyer
- Checklists for landlords
- 5 GB storage
Additional utility statement
Smart
A good fit if you want CIRO to match payments for you.
20 units included
Add more units at €1 each
€30
- No credit card required
Everything from Basic, plus
- Automated accounting via bank reconciliation and smart document recognition
- Create HOA statement
- Unlimited utility bill statements with the assistant
- Tenant messaging via WhatsApp, SMS & email
- 2 user accounts
- 25 GB storage
Manage portfolios
Pro
A good fit if you manage as a team.
50 units included
Add more units at €1 each
€70
- No credit card required
Everything from Smart, plus
- Premium AI with 5× more capacity for large portfolios
- Migration service on request
- 3 user accounts
- 100 GB storage
- Priority support
Manage portfolios
Premium
Right for you from 100 units, with several companies or your own team.
Individual
On request
Everything from Pro, plus
- Manage portfolios, included: GmbH, partnership and private holdings in one account
- Custom number of units, users, and roles
- Personal customer success manager
- Dedicated AI capacity without limits
- Connectors for Claude, OpenAI and Gemini for use in automations
Frequently asked questions
As a private landlord you get: accounting with bank sync and an Anlage V report, utility bill statements, meter readings, rent increases and deposits, tenant communication by email, SMS and WhatsApp, a tenant portal, documents, tasks with reminders and the SmartBar for questions and search.
In under 10 minutes you've signed up and added your first apartment. If you already keep an Excel list, you upload it and CIRO imports properties, tenants and tenancies in one go. Import is available on Smart and up, which includes the free trial. From then on, CIRO matches your rent payments and reminds you of deadlines.
Yes. Upload your Excel or CSV file or the export from your current software: CIRO reads units, tenants and tenancies, and you review and confirm. Import is available on Smart and up; on the Pro plan we can also enter your data for you on request.
Yes. CIRO creates the rent increase request and the utility advance payment adjustment as finished letters from your data, a wizard walks you through the utility bill statement, and CIRO explains the rules behind them in plain language. Before deadlines, CIRO notifies you in the app and, if you allow it, by push notification on your phone: for returning a deposit, for example, 30 and 14 days ahead, and 30 days before a fixed-term lease ends. If you're unsure, our support team helps with your specific case.
No. Without AI, CIRO matches incoming rent by fixed rules, and you enter amounts, dates and the vendor from invoices by hand. If you leave the AI on, you check what it has read. CIRO never trains AI models on your documents. Your data only goes to service providers we need to run CIRO, such as the AI service in the EU and finAPI for bank matching, and never for advertising.
Basic costs €15, Smart €30 and Pro €70 a month, and you can cancel any plan monthly. To try CIRO without commitment, start on Smart: free for 60 days, with no payment details. You can create one utility bill statement during the trial. Basic includes one per month, and you can add more. For a single utility bill statement you need neither an account nor a subscription: the utility bill assistant costs a one-off €20.
Start with your apartments
Use CIRO Smart free for 60 days. After that, your account becomes read-only until you choose a plan.
- No credit card required
- GDPR-compliant
- Servers in the EU