The property manager is able to invoice her tenants every month for their energy use during the heating season using data quantified by Milanity for each apartment, helping her company recover energy costs.
Property Manager
Managed building services
The property speaks. We answer it.
Milanity runs the equipment in your buildings as a managed service. Our operations desk watches it around the clock and turns what it finds into Actons: the one fix that clears each problem. The tools to carry every Acton to closed, from tasks and checklists to contractor tickets and assets, are built in. The software and the people are included, and the hardware is quoted per project or folded into the monthly fee. What you buy is the outcome.
Multifamily & MDU
Hotels & hospitality
Commercial & office
Senior & student housing
Plant room — live
Building A · example
Heating water
118.4°F
set point 120.0°F
Domestic hot water
124.1°F
tank set point 125.0°F
HW 1
Firing
HW 2
Firing
Open work on this plant
In hand
Why software alone did not fix it
Buying a system told you what was wrong.
It never told anyone to go and fix it.
The boiler controller has its own portal. The submeters have a different one. The thermostats have an app. Every one of them ends the same way: at a number on a screen that somebody has to be watching, has to understand, and has to be free to act on.
Nobody is watching at 2am
Alerts fire into an inbox nobody owns. The superintendent is asleep, the regional manager has nine other properties, and the vendor answers on Monday.
A monitoring system with no one behind it is a smoke alarm in an empty house.
A reading is not a repair
Somebody still has to decide who goes, which building, with what part, whether it can wait until Thursday, and who is paying for the contractor.
A dashboard that ends in a number ends the wrong way.
It quietly stops
A gateway drops offline and the screen keeps showing the last good reading. Nothing turns red. Nothing looks wrong. The license renews anyway.
Silence is the most expensive failure mode in building data.
Actons
Know what to work on
right now.
Actons are not alerts and not symptoms. They are the one thing that has to be done to put a system right. A failed outlet sensor can lock a boiler out, make it read cold and set off a dozen alarms. Those are the symptoms. The Acton is a single line: replace the sensor. Actons, tasks and tickets are ranked into one Do Next list, so a maintenance professional opens one screen and knows where to start.
One cause, one Acton
Many problems can show up for a single root cause. They fold into one Acton that names the fix, with the symptoms listed underneath so you can see why.
Ranked across Actons, tasks and tickets
Critical first, then by what it is costing. A ticket past its deadline and a task due today sit in the same order as the boiler fix.
Silence needs an Acton too
A controller that stops reporting becomes an Acton to bring it back. It is never shown as healthy, and it never drops out of the list.
You can see who is on it
Each Acton shows its open tickets, so nobody sends a second crew to a boiler that already has one on the way.
Actons
As of last audit · 8:35 PM · example data
2
Act now
7
Symptoms folded in
$24
Est. waste / day
5
Past deadline
Do next · ranked across Actons, tasks and tickets
-
ActonReplace the outlet sensor on HW 2Critical
-
ActonReplace the heating loop circulator pumpCriticalTicket in hand
-
ActonRestore the Building 14 controllerHigh
-
TaskQuarterly flue inspection · 12-point checklistDue today
-
TicketAnnual backflow test3 days past deadline
Illustrative data. Create a ticket on an Acton to see it move to in hand.
What you are actually buying
A managed service —
not another subscription to administer.
Five layers, owned end to end. The equipment in the plant room, the bridge that reaches it, the information it produces, the work that follows, and the people who do all of it. Nothing in between is left as somebody else's problem to notice.
Layer 01 — Equipment
Whatever is already installed
We take on the plant you have: boilers and water heaters, pumps, fans and their drives, chillers, cooling towers, air handlers, rooftop units and standby generators, along with water and electric meters, thermostats, standalone sensors and building automation points. Mixed vintages and mixed vendors are the normal case here, and we scope for them at survey rather than treating them as a surprise.
Layer 02 — Bridge
Milan OmniBridge Infoway, supplied and maintained
Controllers and gateways in the boiler room and the riser closets, translating field protocols and buffering locally. Specified, installed, monitored, repaired and eventually replaced by us. Hardware is quoted per project, or we can fold its cost into the monthly fee so there is nothing to buy up front.
Layer 03 — Information
One structure, one vocabulary
Every device lands under property, building, floor, unit and space. Then we compute what raw points cannot say on their own — efficiency, percent of capacity, cycle counts, deviation from set point, consumption per apartment, occupied against vacant.
Layer 04 — Action
The number and the next step, together
We put the number and the next step in the same place: role-built dashboards, alerts graded by severity, tickets with the part already identified, checklists, inventory and contractor workflow — plus the capital case for equipment that should be replaced rather than repaired again.
Layer 05 — Operations
Our desk, your buildings
A named service engineer who knows your portfolio, an operations desk watching it around the clock, triage and dispatch, parts and contractor management, a monthly performance report, a quarterly asset review and an annual capital plan. This is the layer nobody else sells you, and the only one that turns the other four into an outcome.
“
A managed service is not a dashboard with a support contract. It is the difference between being told which three boilers need attention this morning, and someone already being on the way to two of them.
The division of labor
We take the equipment.
You keep the property.
A managed service is only worth having if the boundary is written down. This is ours — set out per property in the service schedule, and the first thing we agree before anything is installed.
Milanity runs
Everything between the sensor and the ticket
- Site survey, installation and commissioning of bridges and gateways
- The asset register, naming standard and structure, kept current
- 24/7 monitoring, including the health of the data itself
- Alert triage, grading and occurrence tracking
- Plant sequencing, set-point and reset-curve policy across the portfolio
- Meter reads, validation and the monthly bill-back file
- Ticket routing and dispatch — your staff or our contractors
- Parts availability, inventory levels and replenishment
- Contractor and vendor performance against their SLAs
- Monthly performance review and the annual capital plan
- Hardware lifecycle: monitoring, repair and replacement of the bridges and gateways we install, on terms agreed at signing
You keep
The decisions and the property itself
- Final say on spend — we work to an approval threshold you set
- Site access, safety rules and resident communication
- Your own maintenance staff, working in the same system, on the same tickets
- Your existing contractors, if you want to keep them — we coordinate them where their contract allows
- Full ownership of the data, the history and the asset register
- Export of readings, tickets and the asset register in a standard, machine-readable format
- An agreed exit: the record leaves with you, and the hardware is handed over or removed on terms set at signing
No hostage-taking
The equipment is yours, the readings are yours and the asset register is yours — during the term and after it. A managed service should be renewed because the buildings run better, not because leaving would cost you five years of history.
Where we run it
One service, configured per vertical.
The plant room physics are the same everywhere. What changes is who is affected when it fails, what the operator is measured on, and therefore what our desk is instructed to do at three in the morning.
Multifamily & MDU
Central plant serving hundreds of apartments, where heat and hot water are the largest controllable line item on the operating statement.
- Submetering and bill-back run as a monthly deliverable
- Therms per apartment, benchmarked site to site
- Vacant-unit consumption caught in days, by us
Hotels & hospitality
Domestic hot water that can never run cold, against an energy budget that cannot run hot. Occupancy swings daily; the desk is briefed accordingly.
- Occupancy-linked setbacks maintained for you
- Guest-room thermostat limits and history
- Engineering tickets routed to the shift on duty
Commercial & office
Multi-tenant recovery that has to survive an audit, and after-hours usage that has to be attributable to somebody.
- Tenant submetering and cost recovery, prepared monthly
- Main, equipment and generator meters
- HVAC scheduling and vendor SLAs, managed
Senior & student housing
Temperature is a compliance matter, not a comfort preference, and turnover volume is relentless.
- A per-unit temperature record you can produce on request
- Hot-water thresholds you set, monitored centrally and alerted on
- High-volume turn checklists, staffed and tracked
How we run it
Six stages, from a bare plant room
to a funded capital plan.
The same six stages for every property under service — how far along them we go is the level you choose. Most vendors sell you the first three and leave the rest on your desk. The last three are the reason a managed service exists at all — information becomes resolved work, and resolved work becomes an equipment decision with a number behind it.
01Onboard
We survey and instrument the plant
Our engineers walk the plant room and the risers first: every boiler, meter, thermostat and gateway, mapped to its building, floor, unit and space. Milan OmniBridge controllers and protocol gateways go in and start pulling points. You are not asked to supply a drawing set, a data model or a project manager — the hard part is done once, by us, and everything downstream is configuration rather than a project.
Delivered in the first weeks
- A complete asset register, yours to keep whatever happens next
- A consistent device naming standard across every site
- Dashboards built to the role — superintendent, regional manager, asset owner, CFO
- Web, iOS and Android for your team from day one
- An agreed escalation path, with names and hours on it
02Gather
We keep the record, continuously
Readings accumulate from the moment the bridge is live — temperatures, set points, firing rates, modulation, cycles, runtime, consumption — timestamped and buffered at the edge, so a dropped connection is flushed on reconnect rather than lost. We monitor the health of the collection itself: a gateway that goes quiet is our ticket before it is your outage.
Recorded from every device
- Plant: temperatures against their own set points, firing rate, flame, modes, lockout codes
- Meters: daily consumption, start and end readings, per meter and per unit
- Thermostats: set-point limits, schedules, occupancy triggers
- Gateways: last-seen, staleness, reporting state — watched by us, not by you
03Evaluate
We measure performance, not readings
Raw points do not tell you whether a boiler is doing well. We compute the measures that do: efficiency, percent of rated capacity, average cycle time, runtime, therms per apartment, deviation of each temperature from its own set point — per boiler, per building, per property, normalized for outdoor temperature so a mild January cannot be mistaken for good management. Your service engineer works from it on a set cadence, whether or not anything has gone wrong.
Live states, derived not raw
- Overheating · underheating · lockout
- High firing rate · idle when it should be firing
- Offline · no communication · stale reporting
- Short-cycling against the equipment's own baseline
04Detect
Our desk grades it and raises the work
The equipment reports the condition; our operations desk grades it, counts it, owns it and turns it into work. Severity separates a red alarm from a note worth reading on Friday. An occurrence count separates a fault that fired once from one that has fired eleven times this week. Acknowledgement puts a name against it — ours, until one of yours takes it. The alert names the boiler, the building and the condition, before a resident names it for you.
What happens without you
- Monitored around the clock, holidays included
- Graded severity, from red alarm to informational
- Occurrence counts, so recurrence is a category not a hunch
- Tickets raised automatically with device, location and history attached
- Escalation up an agreed path when nothing is acknowledged
05Resolve
We send the fix, not the problem
This is where a monitoring contract hands the problem back. We dispatch instead — your staff where you have them, our contractors where you do not — and the technician arrives with the equipment's own service history, the fault codes with what they have meant on this model before, the checklist for the procedure, and whether the part is on the shelf, in which store, and who raises the purchase if it is not. Expertise and inventory arrive with the ticket, not after two phone calls.
In the technician's hand
- Asset record: model, install date, warranty status, custodian
- Fault-code guidance and prior resolutions on the same equipment
- Live parts availability and store location, replenished by us
- Standardized checklists, closed with a reason and a signature
- Contractor response measured against the SLA we hold them to
06Improve
We bring you the capital case, and prove it
Every repair, every therm and every cycle accrues against the individual asset. We compare it to its own baseline when it was commissioned, and to the equipment doing the same job in the building next door. When a boiler is burning materially more gas per apartment than its peers, cycling twice as often and absorbing four service calls a season, that is no longer an opinion — it is a replacement recommendation with a payback period, presented at your quarterly review and ranked for the budget cycle.
What management receives
- A monthly performance report per property, not a login
- Degradation against each asset's own commissioning baseline
- Peer comparison across identical duty and similar buildings
- Maintenance cost and downtime accrued per asset
- Repair-versus-replace with modeled energy payback
- A ranked, costed capital list, walked through at the annual review
The plant room
Where the money is spent,
and where the emergency calls start.
We take the plant itself under service — the building-level controller and the heating and domestic-hot-water boilers beneath it — rather than watching from outside with a meter. Reading a plant is one thing. Running it well, every night, is the job.
Building controller
ASP · parent
Reporting
Heating water
118.4°F
set point 120.0°F
Domestic hot water
124.1°F
tank set point 125.0°F
Outdoor
41.2°F
reset curve active
HW 1 — space heating
74%
Firing
HW 2 — space heating
61%
Firing
DHW — domestic hot water
48%
Firing
Gas draw — current hour
14.8therms/hr
2 of 3 units released to standby
Three boilers firing to hold the loop at set point through the evening peak.
Sequencing policy — set by us
All three units called. Rotation scheduled to equalize runtime across the
bank so no single boiler carries the season.
Illustrative plant panel. Properties under service are read directly from the equipment, at the interval each device supports.
thermscyclesefficiency
% of capacityfiring ratemodulation
runtimeaverage cycle time
water temp vs set pointDHW vs tank set point
outdoor temptherms per apartment
We run it right
Fire the boilers you need, not the ones you have
We hold the lead, lag and standby sequencing so capacity follows demand instead of habit, keep outdoor-reset curves tracking the weather rather than the calendar, and enforce set-point policy from one place across every building under service.
Rotation equalizes runtime so the bank ages evenly.
We prove the saving
Turn “we saved gas” into a defensible number
Every cycle, therm, runtime minute and modulation reading is retained. Efficiency and percent of capacity are computed per boiler, per building and per property — and reported to you monthly as therms per apartment, this January against last, normalized for weather.
Weather-normalized, or it is not a comparison.
We catch it first
Know before the resident calls
Overheating, underheating, lockout, high firing rate, idle-when-it-should-fire and loss of communication are derived states, not raw points. Our desk sees them first, and the ticket is ours to chase until somebody closes it.
The first person to know should be on our payroll.
Silence is not a green light
A boiler that stops reporting is shown as not reporting — never as healthy. We keep “we measured zero” and “we measured nothing” strictly apart, on every device and every metric, and a gateway that goes quiet raises work on our side of the boundary. A dashboard that quietly displays the last good reading is worse than no dashboard at all.
Water, power, temperature
Meter the units, not just the building.
A building meter tells you what you owe. Submeters tell you why. We read apartment, building, main, equipment and generator meters on the same structure as everything else, validate what comes back, and deliver the result as a monthly file rather than a screen you have to interpret.
Smart water meters
Find the leak in days, not at turnover
Daily consumption per meter, per unit and per building, with maximum-use thresholds that raise an alert the moment a unit runs beyond anything it has ever used, and a plumber dispatched against it within the response target for the property. Zero and negative readings are flagged as data faults rather than averaged quietly into a total.
A running toilet is a rounding error until it runs for a quarter.
Smart electric meters
Submetering with the reading history behind it
Apartment and tenant submeters for bill-back and cost recovery, with a timestamped reading history behind every charge and the monthly billing file prepared for you. If a tenant challenges a line, producing the evidence behind it is part of the service rather than a support request.
Occupied against vacant is a standing comparison, reviewed monthly.
Smart thermostats
Comfort answered with a record
Maximum and minimum set-point limits enforced centrally by us, schedules driven by occupancy and triggers rather than a wall dial, and per-unit temperature history. When a resident says the apartment was cold on Tuesday, there is an answer rather than an argument.
Limits set once, applied across every unit under service.
Stage six — the deliverable
From maintenance history
to the capital budget.
Equipment replacement is usually argued from anecdote and the age on a nameplate. Because we hold years of operating data behind each asset, we argue it from performance: how far this boiler has drifted from its own commissioning baseline, and how it compares to identical equipment doing identical duty elsewhere in your portfolio. It arrives as a document, in a meeting, once a quarter.
Illustrative comparison — an example of the review format, not client data.
Asset — same duty, same class
Gas per apartment vs peers
Cycles vs baseline
Our recommendation
Block D — HW 1
+31% above peer median
2.3× baseline
Replace
Block B — HW 2
+9% above peer median
1.3× baseline
Watch
Block A — DHW
6% below peer median
at baseline
Healthy
Against itself
Baseline drift
Each asset is measured against its own established baseline — from commissioning where we have it, and from its first full season under service where we do not.
Against its peers
Portfolio comparison
The same model, doing the same job, in a comparable building. Outliers surface without anyone having to suspect them first.
Against the ledger
True cost of keeping it
Service calls, parts consumed, technician hours and downtime accrue to the asset — so the cost of not replacing it is visible next to the cost of replacing it.
For the board
A ranked capital list
Replacement recommendations ordered by modeled payback, presented at the annual review and exportable into your budget cycle with the evidence still attached.
The platform behind the service
From the first Acton to a closed job,
in one system.
Property maintenance usually spreads across a work-order tool, a spreadsheet of assets, a shared inbox of contractor emails and a shelf of parts. Our platform keeps the work, the equipment and the people on one structure, so a ticket already knows which boiler, which building, and what was done to it last time. These tools come with the service for any monitored property. Your team works in the same system we do.
Tasks Live
Planned and preventive work, scheduled and monitored against the calendar.
Checklists Live
Standardized procedures so a job is done the same way by whoever is on shift.
Service tickets Live
Raised by equipment or by people, graded, assigned to a contractor and tracked to a close reason.
Contractors Live
Sourced or inherited, then held to response times, work quality and compliance.
Assets Live
Model, install date, warranty status, custodian and the full service history for every tracked item.
Vendors Live
Contracts and performance managed alongside the equipment they supply.
Documents Live
Property and equipment documents kept where the work happens.
Timelines Live
A live activity feed per property: what happened, who did it, when.
Inventory Live
Stock levels, consumption and replenishment, so a ticket knows whether the part exists.
Projects Coming December
Larger jobs planned as a sequence of tasks, with owners, dates and cost against the property.
Inspections Coming December
Scheduled walkthroughs and compliance inspections, with each finding turning into work.
Unit turns Coming December
Move-out to move-in tracked unit by unit: who is doing what, and which units are ready to rent.
Inventory and assets are kept apart on purpose
Inventory is consumed — issued, drawn down, reordered. An asset is tracked — installed somewhere, under warranty, in someone's custody. They answer different questions, so we keep them as separate registers rather than one blurred list: what do we have left, and what did we install where.
The engagement
Three levels of the same service.
The equipment, the bridges, the software behind them and the onboarding are the same at every level. What changes is how much of the work crosses the boundary to us. Most start with one property at Manage, and set the level per property from there.
Level 01
Monitor
We instrument the property and watch it. Your team acts on what we surface.
- Survey, installation, commissioning and asset register
- Hardware specified, installed and maintained by us
- 24/7 monitoring, including data health
- Graded alerts and auto-raised tickets
- Role dashboards on web, iOS and Android
- Monthly performance report per property
Your staff close the work. We make sure it is never missed.
Most common
Level 02
Manage
Everything in Monitor, and our desk owns the ticket from raised to closed.
- Triage, ownership and escalation on an agreed path
- Dispatch of your staff or our contractors
- Parts availability, inventory levels and replenishment
- Checklists, close reasons and work quality tracked
- Contractor performance held to their SLAs
- Quarterly asset review with a named service engineer
The queue stops being something you have to remember to check.
Level 03
Operate
Everything in Manage, and we run the plant and the meter estate as your operator.
- Sequencing, set-point and reset-curve policy across the portfolio
- Meter reads, validation and the monthly bill-back file
- Vendor contracts and preventive program managed end to end
- Annual ranked, costed capital plan presented to the board
- Portfolio benchmarking site to site
You set the approval threshold. We work inside it.
Commercials
One monthly fee per property, priced by what is monitored, with a minimum fee per site. Software, monitoring and the platform tools, including asset management, tasks and tickets, are inside it.
Capital
No separate license. Hardware is quoted per project, or we can absorb it into a higher monthly fee so there is nothing to buy up front. We maintain and replace the bridges and gateways we install.
Coverage
Monitoring runs around the clock, every day. Response and attendance targets are set per property in the service schedule, against your own escalation path.
Term
Start with one property. Level changes take effect at the next review, and the data, history and asset register remain yours throughout.
Built by Milanity
Milan OmniBridge Infoway.
A versatile building management controller built to sit in a plant room and talk to whatever is already there. The Infoway family scales from a single boiler room to a full building management system, with protocol gateways bridging the field devices that were never designed to be networked.
You do not have to specify it or maintain it. We choose the model for the plant, install it, monitor it as a device in its own right, and replace it when it reaches end of life. Hardware is quoted per project, or its cost can be folded into the monthly fee. Local buffering means a dropped connection costs live visibility until it comes back, not a hole in the history you will need three years from now to justify a replacement.
BACnetModbus RTU / TCPM-Bus
PulseRS-232Ethernet
Wi-Fi 802.11 b/g/nLocal buffering
Milan One Infoway
Entry gateway for a single plant room or a retrofit into an existing building.
Milan Aurum Infoway
Expanded point count and integration breadth for multi-system properties.
Milan Fusion Infoway
Mixed-protocol sites where plant, metering and automation converge.
Milan Titan Pro Infoway
Full building management across large and multi-building portfolios.
Start with one property
Book a service review.
Give us one property and your equipment list. We will come back with what we would take on, how the plant would be run differently from next month, what it costs to have us run it, and what evidence a first year under service would put behind a capital case.