For owners and portfolio operators

Your next reserve study should not have to rediscover the last five years.

Every assessment, audit and acquisition starts with another round of data collection, because the history is spread across employees, vendors and software. Harmelo keeps a continuing asset and service record for every building you hold, so the next professional starts from what is already known.

Request a walkthrough What you receive

A demonstration is a virtual walkthrough of the operator console using demonstration data.

Replacement timeline grouping systems past typical life, within two years, three to five years and six to ten years, with planning ranges.
Demonstration dataReplacement timeline. Planning assumptions from install year and typical service life, not predictions.
The problem
The next reserve study rediscovers the last five years.
What Harmelo does
A replacement timeline from documented install dates and typical service life.
The outcome
Capital timing you can plan around, for professional review.

What it costs today

You pay for the same building knowledge more than once.

Every assessment starts from zero

Consultants spend billable hours confirming equipment, ages and past work that someone already documented.

Plans rest on partial histories

Capital timing is set from install-year guesses when the service record is scattered or lost.

Acquisitions bring binders, not knowledge

Documents arrive, but not a usable picture of what is installed, what was done and what is still open.

What an owner gets

From a record, to decisions you can defend.

The reserve study problem is where most owners feel it first. The same record answers far more.

Equipment knowledgeEvery system and major unit with model, serial, installation date and the documents behind it.
Capital planningAn estimated replacement window and cost range per asset, from documented age, history and costs.
Reserve planningLower, base and higher requirement scenarios to plan from, for review with your reserve professional.
Engineering baselineAssessment findings kept with the equipment they concern, so the next study starts from them.
Service continuitySigned visits from every contractor, filed against the unit, through every contract change.
PreparednessPreparedness checklists your organization runs, recorded with who did them and when, beside recorded area events.
Governed evidenceEvidence packs and the Infrastructure Disclosure Report, each fact with its class and source.
HandoverWhat moves with the building on a sale or a change of manager, and what is still missing.

From portfolio to equipment

One record, readable at every level you decide at.

Illustration, not a product screen

Portfolio

Open items on recordNeeds attention

Property

Continuity12 years of connected historyService records, documents and changes stay with the property.
Open information4 documentation gapsKnown missing items are visible before the next study or handover.
Planning3 systems approaching reviewAge and recorded history are considered together.

Building system

Installed identityModel, serial, installation and available warranty evidence.
Repeated observationsWhat has been noted more than once, without predicting failure.
Heating system history
Prior workService visits, parts changed and contractor evidence.
Planning contextAge, condition evidence and unresolved information gaps.

Equipment record

  1. Installed and documentedIdentity, date and supporting evidence
  2. Service visit recordedWork completed, with contractor attribution
  3. Part replacedWhat changed and why
  4. Repeated observation surfacedHistory available for professional review
  5. Planning record updatedEvidence for the next reserve or capital decision

Portfolio signalsWhere attention, documentation gaps and upcoming planning needs sit across the portfolio.

An illustration of four levels of the same record: portfolio, property, building system and equipment. The figures are illustrative, not results. Harmelo does not predict failure or replace professional assessment.

What you receive

One continuing record per building, across the portfolio.

Each building shows what is on record and what is missing. Where there is not enough evidence, the record says so, rather than having gaps guessed at or quietly averaged in.

  • Buildings, units, systems and major equipment in one view
  • Service and replacement history tied to each asset
  • Open recommendations and findings that repeat across visits
  • Contractor and technician attribution on every record
  • Warranty, permit, recall and supporting documents with the equipment
  • Information that is still missing, named rather than hidden
  • An acquisition baseline and an Infrastructure Disclosure Report
  • Planning context between formal assessments
Evidence pack for an insurance renewal: content digest, statement classes and the equipment inventory.
Demonstration dataAn evidence pack generated from the record: each statement with its class and source, and what is not on record.
The problem
Acquisitions, renewals and refinancing each assemble the same evidence again.
What Harmelo does
An evidence pack from the record, each fact with its class and source.
The outcome
Diligence starts from documented facts, with gaps stated.
Portfolio overview: what needs attention across a fictional organization's buildings, with recent service activity.
Demonstration dataPortfolio overview: what needs attention, each item with its reason, across every building.
The problem
Every building's open items live in a different place.
What Harmelo does
One overview of what needs attention across the portfolio, each with its reason.
The outcome
Leadership acts on what is documented, building by building.

Contractor accountability

See who did the work, what they found and what they recommended.

  • Every contractor you authorize files to the same standard
  • Access is granted and revoked by you, building by building
  • History stays with the building when a contractor changes

A signed record shows which identified account submitted it and connects that work to the asset. Harmelo does not independently certify a contractor's credentials, insurance or standing, and the workmanship itself is between the operator and the contractor.

Signed technician visits across contractors for a fictional portfolio.
Demonstration dataSigned visits across contractors: who did the work, what was found, and the evidence filed.
The problem
Contractor work is invisible once the invoice is paid.
What Harmelo does
Signed visits across every contractor, with findings and recommendations.
The outcome
You see who did the work, what they found and what they recommended.

Ask Elo

An assistant that works from your portfolio.

Harmelo organizational accounts include Elo, our assistant. Ask it why a system is flagged, what a fix involves, or what a replacement might cost as a planning range, and get a straight answer grounded in your own record instead of digging through it. Elo answers only from what your own account’s record shows, says plainly when the record does not say, and gives planning ranges rather than quotes, and points you to a qualified contractor for the work itself. Elo is available to signed-in accounts, with a daily question limit.

Alongside your systems

Pay professionals to assess the building, not to reconstruct its records.

Your property management system tracks leases and work orders. Your CMMS schedules tasks. Harmelo maintains a continuing asset and service record that can support your existing operational and planning workflows, and that survives when those systems, operators or owners change.

What Harmelo does not replace

Harmelo does not replace a reserve study, depreciation report, engineering review or condition assessment. It preserves the information collected between those engagements so the next qualified professional starts with a clearer history.

Why start now

Every month without a record adds to the history the next assessment will have to rebuild. What you capture now is what the next professional, owner or manager inherits.

Pricing

Published pricing for owners and operators

$60 per door annually, with a $5,000 annual minimum. Implementation and onboarding are priced separately.

The $5,000 is the minimum annual software commitment, not a flat fee. From 84 doors, the per-door figure is higher than the minimum and applies as calculated.

Door counts you give us are self-reported and used to prepare an initial estimate. Nothing is binding until Harmelo reviews it with you.

$60
per door, per year
$5,000
minimum annual software commitment
Annual
contract term
Separate
implementation and onboarding; pilots and custom integrations are scoped separately
50 doors$5,000minimum applies
120 doors$7,200120 x $60
400 doors$24,000400 x $60

Annual software commitment only. Implementation and onboarding are quoted separately.

Next step

Request a virtual walkthrough

Tell us about your portfolio. Someone from Harmelo will reply to arrange a virtual walkthrough of the operator console using demonstration data.

  • No account is created and nothing is installed.
  • Your details are used only to reply and prepare an initial estimate.
  • Running a service company? The contractor request is the right form.

Whatever you tell us here is self-reported and is used to prepare an initial estimate. It is not a quote, and nothing is binding until Harmelo reviews it with you.

Sending this creates an inquiry with Harmelo. It does not create an account, and it does not grant access to any console.

Or email partnerships@harmelo.com.