Take the stress out of utility & cost allocation
Cost Calculations & Utilities Management
From complex cost allocations to precise operational expense tracking, Moderan handles what other systems can’t. Helping you manage everything in one place with clarity and control.
Trusted by real estate leaders throughout europe
Automatic Utility & Operating Cost Calculation
Automated Utility Cost Calculation
- Split costs fairly across tenants using meters, area, or logic
- Track total building consumption, from water to heating
- Monitor cost recovery, CO₂ impact, and savings across your portfolio
- Resolve any specific tenant demand or exceptions
From utilities and CAM charges to OpEx and triple net lease terms, Moderan helps you manage and recover every cost with precision. Connect meters, apply lease-specific rules, and get full control over how costs are allocated and reported.
Sustainability Built Into Every Calculation
ESG-Ready Utility Tracking and Reporting
- Share usage and emissions data with tenants transparently
- Report CO₂ performance across buildings or your full portfolio
- Support green lease terms directly within cost and utility workflows
- Prepare investor-ready ESG summaries without extra systems or tools
Sustainability isn’t a separate system, it’s built into your everyday workflows. With Moderan, you can monitor energy consumption and production across your properties, apply custom pricing models, and generate clear ESG reports.
Whether you’re supporting green lease terms or preparing CO₂ performance summaries for investors, everything you need is already part of your utility and cost management setup.
From Line Items to Portfolio Strategy
See the Full Picture of Portfolio Cost
- Track total OPEX across your portfolio
- Split and categorize costs by building, region, or fund
- Drill down to specific leases, tenants, or cost types in seconds
- Compare usage and costs year-over-year, by tenant or building
From individual buildings to your entire portfolio, Moderan gives you clarity on what’s being spent, recovered, and missed. Helping you to act fast and plan better. Monitor operating costs and compare properties side by side. Whether you’re reporting to owners or optimizing performance, Moderan turns raw cost data into real strategic insight.
Moderan platform provides us with a comprehensive view of our processes across the Baltics
Rida Kalvaitienė
Head of Property Asset Management
key benefits
Complex calculations?
We handle those.
Your properties span legal entities, countries, asset types, and ownership structures. Generic tools force you to bend your processes to fit their limits. Moderan does the opposite.
Custom splits by lease or space
Split costs by meter, square meters, headcount, fixed percentages, or custom logic per lease.
Support for lease-specific rules
Exclude certain tenants from CAM charges, apply caps, or adjust based on signed terms, no manual workarounds.
Works across property types
Handle office, retail, warehouse, and mixed-use buildings, even within the same portfolio.
In-house renewables
Easily factor in solar and other renewable energy costs, including revenue from selling surplus power back to the grid. Giving a complete, accurate picture of your property’s performance.
LEVEL-UP YOUR Property MANAGEMENT workflow
Features for Smarter Cost Management
Property-Based Rules
Apply specific cost allocation rules per building or unit. Whether it’s shared spaces, metered services, or recoverables.
Contract Logic
Utilize lease-level terms like cost caps, exclusions, billing frequency, and custom exceptions.
Automated Meter Readings Collection
Pull in consumption data from meters and run calculations in just a few clicks.
Bill Integrations
Connect utility meters to automate consumption tracking and split costs accurately.
Invoice Integrations
Issue tenant invoices based on calculated charges and sync with your accounting system for seamless billing.
Flexible Cost Reports
Drill down from portfolio-level summaries to lease-specific details. See kilowatt hours, costs, currencies, or CO₂ emissions.
WHO IS IT FOR?
Built for Real Property Professionals
Real estate portfolios are rarely simple, and that’s exactly what Moderan is built for.
Whether you’re managing day-to-day operations or steering long-term strategy, Moderan gives each role the cost clarity they need, without the manual work.
CASE STUDY
Driving Efficiency for Kläffling with Digital Workflows
- 1,500 apartments
- 50,000 m2 of space
- 100% convinced by Moderan
CONNECT WITH OUR ECOSYSTEM
Our integration partners
We’ve built a strong network of specialist integration partners. Our ecosystem is designed to enhance your Moderan experience, giving you the extended functionality you need to succeed in commercial real estate. If you require an integration not currently listed, or if you’re interested in becoming one of our integration partners, contact us today.
TRUSTED BY THE BEST
See what our customers have to say
“Much more than just lease management software.
In Moderan, we always have a clear overview of our tenants and rental contracts, managing our property utilities calculations and invoicing. Moderan is an irreplaceable tool for any real estate company with rental properties.”
LHV Pank is an Estonian banking and financial services company headquartered in Tallinn.
“Moderan Lease Management is a great fit for our property management needs.
It takes no time to set up, is easy to use and keeps all our deadlines under control. Irreplaceable!”
Lumi Capital invests in income producing properties, developes quality real estate spaces and operates long-term multi-property investment strategies.
“Managing lease agreements is much easier.
Everything is online and all our team members can access tenant contract information at any time from anywhere.”
Rotermann City is refurbished urban quarter, located in the heart of Tallinn between the Old Town, the port and Viru Square.
FAQ
What types of portfolios can Moderan handle?
Moderan is built for owners and managers of Commercial Real Estate (CRE) and mixed-use portfolios, but it’s also proven in residential settings. From retail and office spaces to multi-family housing, it adapts to diverse asset types, multiple mandates, and complex lease structures. The platform connects all your portfolio data, making it easy to navigate even the most varied property mix.
Can Moderan handle complex portfolios?
Yes! That’s where we excel. Moderan is designed for non-standard cases such as unique lease terms, performance-based rent, ESG-linked cost tracking, multi-level ownership structures, and intricate cost-splitting rules. Our flexibility ensures complexity never compromises clarity.
Is Moderan suitable for residential property owners/managers?
Moderan is primarily meant for owners/managers of Commercial Real Estate portfolios. Of course, it can be used for residential properties as well. And many of our users do so.
Contact us and learn more about how Moderan fits your portfolio structure.
Is Moderan a property management accounting platform?
Moderan can provide all necessary information that your accounting needs:
- Tenant contacts for billing,
- Rent & fee calculations,
- Utility costs calculations,
- And also all the terms & condictions for billing.
The actual billing/invoicing is done in your accounting software, just as you are used to do. Therefore, Moderan integrates into multiple accounting software solutions. See our integrations page.
All modern accounting softwares can be integrated!
What integrations does Moderan support?
Moderan connects with 30+ leading tools in accounting, CRM, and property service systems. These are adopted to the specific use cases of our customers with a broad experience of our in-house developers.
If you want to integrate with other solutions, we are always open to explore new connections and integration ideas.
For all developers, the Moderan API documentation is available online.
A setup of a new software can take a lot of time. How long does it take to get started with Moderan?
Most teams start working in Moderan within hours. We guide you through setup with live demos, secure data transfers, and integration support. Even complex cases are configured with our help, so you’re operational fast. And if questions come up later, our Knowledge Base and Customer Support are always available.
Moderan centralizes and automates workflows, eliminating scattered spreadsheets and disconnected tools. Meaning on the whole, Moderan saves an average of over 20% of our customers’ working time in their day-to-day work.
In the Kläffling Case Study you can read a very good example of how our customer’s efficiency is increased by Moderan
Will I lose my existing data during onboarding?
No. We handle secure import of your leases, meter readings, and historical records, so you retain a complete picture from day one.
Who uses Moderan?
Moderan is trusted by property managers and asset owners across the Baltics, Nordics, and Central Europe. From portfolios of a few leases to hundreds. Our clients choose Moderan because it saves time, improves clarity, and delivers measurable results.
In short: We are based in the North, but we support all markets worldwide.
What languages is Moderan available in?
At the moment Moderan’s software is available in English, Estonian, German, Lithuanian, Polish, Czech, and Russian.
We offer customer support in English, German, Estonian, Polish, Russian, and Lithuanian. And our Knowledge Base is available in English, Estonian, German, and soon Polish.
We are also happy to add more language options if need be, just reach out.
In case you want see Moderan live, you are welcome to directly book a demo with one of our Sales Team Members: