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For managed office operators

Software for managed office operators who sell by the contract, not the desk.

Managed office is an enterprise contract business: a 240-seat requirement, a 36-month term, a lock-in, an escalation, a deposit and a purchase order. rivonOS runs that contract from the first requirement to the renewal.

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An empty office floor before move-in
Billing schedule generated from the agreement, each line tied to the PO

What makes managed office different

The listed operators' own filings describe the business: enterprise clients, long lock-ins, yearly escalation, brokers and purchase orders. That is a contract business, and it needs commercial software, not desk-booking software.

  • 88.49%

    of Smartworks' rental revenue in FY25 came from enterprise clients. Clients with more than 300 seats brought 63.44%.

    Source: Smartworks prospectus, July 2025

  • 36–60 months

    is how long IndiQube's client agreements typically run, with lock-ins of 24 to 48 months and about 6% escalation a year.

    Source: IndiQube Spaces RHP, July 2025

  • 60.87%

    of IndiQube's seats in FY25 were sold with a brokerage partner. Its services begin on receiving a letter of intent or purchase order.

    Source: IndiQube Spaces RHP, July 2025

  • 76.06%

    of WeWork India's net membership fees came from enterprise members, with membership fees typically escalating 6% every year.

    Source: WeWork India DRHP

  • 73%

    of Awfis seats have a lock-in of 24 months or more. Weighted tenure is about 37 months, and 46% of clients use more than one centre.

    Source: Awfis investor presentation, Q3 FY26

The managed office deal, stage by stage

Seven stages, one record. Each stage knows what was agreed in the one before it.

  1. Stage 1

    A requirement, not an enquiry

    Seats, cabins, a move-in date, a tenure and often a fit-out brief. Brokers bring many of these deals. rivonOS keeps the requirement and every revision of it on record, with the broker as the source.

  2. Stage 2

    Availability across floors and centres

    A 240-seat requirement rarely fits one floor today. rivonOS ranks what you can sell across centres, floors and sections, including seats that free up later, so you can offer a phased move-in.

  3. Stage 3

    Long-tenure pricing

    A 36-month contract with 8% escalation is worth more than its first-year rent suggests. Quotes work out the monthly charge, GST, deposit and contract value with escalation, exactly, every version kept.

  4. Stage 4

    Approval before the price leaves the building

    Discounts below target route to the right level. Nobody approves their own deal. Free months, deposit waivers and waived escalations are recorded with their cost over the full term.

  5. Stage 5

    An agreement that matches the approved quote

    Lock-in, notice, escalation and deposit come from the approved quote. If the agreement drifts, it goes back for approval. Escalation dates and notice windows become dated obligations.

  6. Stage 6

    PO-led billing

    Enterprise clients pay against purchase orders. rivonOS checks the PO's validity and balance before every invoice and issues GST tax invoices under CGST Rule 46, with a second person approving each one.

  7. Stage 7

    Renewal and expansion

    Renewals open 180 days before expiry with a rule-based risk score. When the same client needs more seats in another city, the new requirement starts with its full commercial history.

What it looks like in rivonOS

Northstar Labs needs 240 seats in Pune from January 2027, for 36 months. Here is that deal at four moments.

Inventory / Availability: 240 seats, Pune, from Jan 20273 matches
Centres ranked against the Northstar Labs requirement
CentreAvailableTarget / seat
KharadiBest fit260 seats availableFrom Jan 2027₹12,400
BanerFits in two phases82 now, 168 from Jan 2027From Now / Jan 2027₹13,100
HinjawadiStarts a month late240 seats availableFrom Feb 2027₹10,800
Three Pune centres match. Baner can do it in two phases.
Commercial / Quotes / QT-2026-0418Needs approval

Rack

₹13,200

Target

₹12,400

Proposed

₹10,900

Below target
12.1%
Monthly, 240 seats
₹26.16L
GST at 18%, monthly
₹4.71L
Contract value, 36 months
₹9.42 Cr
Above floor price
Yes
Commercial / Approvals / APR-2026-019212.1% below target

  1. Sales Manager

    Limit ≤ 5%

    Kunal Shah, approved 06 Oct, 12:02

  2. Regional Commercial Head

    Limit ≤ 10%

    Priya Nair, approved 06 Oct, 13:40

  3. Finance / CFO

    Limit > 10%

    Arjun Mehta, approved 06 Oct, 14:32

Requested by Rhea Malhotra. Nobody can approve their own quote or two levels of the same one.

12.1% below target, so the quote routes to the CFO after the sales manager and regional head.
Contracts / Agreements / AGR-ALT-0412Executed
Term
01 Jan 2027 to 31 Dec 2029
Lock-in
24 months
Notice
90 days
Escalation
8% a year
Security deposit
3 months, ₹78.48L
Matches approved quote
Yes
  1. Commencement01 Jan 2027
  2. 8% escalation to ₹11,77201 Jan 2028
  3. 8% escalation to ₹12,71401 Jan 2029
  4. Notice window opens03 Oct 2029
  5. Expiry31 Dec 2029
Lock-in, notice, escalation and deposit carried from the approved quote, with dated obligations.
Finance / Purchase orders / PO-ALT-24097Valid
PO value
₹3.57 Cr
Valid
01 Jan 2027 to 31 Dec 2027
Billed against it
₹2.66 Cr
Balance
₹90.6L

Checked before every invoice. An expired or used-up PO holds the invoice.

Sample GST tax invoice INV-2027-0018 from Altura Workspaces to Northstar Labs

Tax invoice

Altura Workspaces Pvt Ltd, Kharadi, Pune

GSTIN 27ABCDE1234F1Z5

INV-2027-0018

Issued 01 Jan 2027

PO PO-ALT-24097

Bill to

Northstar Labs Pvt Ltd

GSTIN 27AAACN0000N1Z0

Place of supply

Maharashtra (27)

DescriptionSACTaxable value
Workspace licence fee, 240 seats, Jan 2027997212₹26,16,000
CGST 9%
₹2,35,440
SGST 9%
₹2,35,440
Total
₹30,86,880

Rupees thirty lakh eighty-six thousand eight hundred eighty only. Tax is not payable on reverse charge basis.

The PO is checked before the first GST invoice is issued.

Illustrative data: Altura Workspaces and Northstar Labs are fictional. See how the platform fits together

What rivonOS does not do

So you can plan your stack honestly.

Fit-out and design-and-build project management
rivonOS records a fit-out need on the requirement, but it does not plan or track the build. Keep your project tools.
Access control and Wi-Fi
rivonOS is not a building system. Visitor registration tells reception who to expect, but doors, badges and Wi-Fi stay with your building systems. Your clients' employees do get the member experience: bookings, guests, requests and benefits.
Your accounting books
rivonOS issues GST invoices and records receipts. Your general ledger stays in your accounting system. There is no Tally or Zoho Books integration yet.
GST e-invoicing
rivonOS does not generate IRNs or e-invoice QR codes today. It is on the integrations roadmap.
Integrations and their statusAgreements and renewalsPricing and approvalsBilling and collections

Questions operators ask

Is rivonOS coworking software?
No. Coworking software is built around members, desks and day passes. rivonOS is built around the enterprise contract: the requirement, the price approval, the agreement, the PO, the GST invoice, the collection and the renewal. Many operators run both kinds of business; rivonOS handles the contract side.
Can it handle cabins and open seats in one deal?
Yes. A requirement can ask for a mix of inventory, and availability is tracked by centre, floor and section, with configured, occupied, reserved and blocked seats and an available-from date.
How does it deal with escalation over a long lock-in?
The quote works out the contract value with annual escalation compounded. The agreement carries the escalation rate, and each escalation date becomes an obligation with a reminder, so billing changes on time.
We bill against client POs. What happens when a PO runs out?
rivonOS checks the PO before every invoice. If the PO has expired or does not have enough balance left, the invoice is held until finance resolves it.
Do you manage the fit-out?
No. rivonOS records the fit-out need as part of the requirement and the commercial terms around it, such as a set-up fee. The build itself stays in your project tools.

See how rivonOS would work across your centres.

One hour with the people who built it, using your own centres. If rivonOS isn't the right fit, we'll tell you.

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