Harmelo Registry: Live For REITs · Asset Managers · Developers
For REITs, Asset Managers & Developers

Your portfolio's biggest liability is the one you can't see.

The mechanical and energy systems inside your buildings represent decades of capital exposure. Yet most portfolios plan replacements on age estimates and spreadsheets, not condition. Harmelo gives every system a persistent identity and produces the Infrastructure Disclosure Report (IDR) — the institutional artifact reserve forecasting, acquisition diligence, and transaction readiness run on, grounded in verified condition instead of guesswork.

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3–5×
The Cost of Not Knowing
Failure-driven replacement runs three to five times the cost of the same work planned in advance. But you can only plan for what you can see — and most portfolios can't see their installed base.
Source: U.S. Department of Energy, reactive vs. planned maintenance
4–5×
Return on Planned Maintenance
Every dollar of planned maintenance offsets roughly four to five in later reactive cost. Capturing that swing requires knowing which systems are aging and when — exactly the visibility the registry provides.
Source: documented commercial-maintenance ROI research
Any Age
New or Existing Assets
Persistent identity can be established at construction or assigned to systems already in the ground. The longer a building's history accumulates, the more valuable the record becomes.
Harmelo deploys across portfolios of any vintage
The Problem

Documentation ends at handover. The building does not.

Most portfolio owners hold buildings, rent them, and sell them down the road. But once construction completes, system-level records fragment across contractors, property managers, and every transaction. The asset base is known. The financial position is known. The infrastructure inside — the part that actually fails, consumes capital, and gets re-diligenced at every sale — is governed by records that reset at each transition.

Reserve Guesswork
Capital plans built on assumptions
Reserve studies and replacement forecasts lean on age-based depreciation schedules that treat every asset of the same class as if it ages identically. Real condition diverges from the schedule — and the variance shows up as a surprise.
ESG you can't trace
Unverifiable Data
Emissions and efficiency reporting increasingly pulls from estimates rather than verified, system-level operating data. When an auditor, lender, or investor asks for the basis of a number, the answer needs to be a record — not a model.
Transaction Friction
Diligence starts from zero
At sale, refinance, or insurance renewal, infrastructure history is reassembled from scratch — often from contractors who've rotated out. Disclosure packages take weeks to compile and leave value on the table because what you own isn't documented.
A portfolio's mechanical and energy systems are among its largest lifecycle costs — and the least visible line on the balance sheet.
How It Works

From scattered records to a forecastable portfolio.

Persistent identity attaches during normal install and service activity — no platform replacement, no new workflow for your operators or contractor network.

01
Register at any point
New construction or existing assets. Every mechanical and energy system gets a permanent HMIN or HEIN — serial, model, contractor, warranty — structured and persistent from day one of registration.
02
Identity travels with the asset
When a building sells, management changes, or contractors rotate, the infrastructure record stays with the system. Nothing resets at the transition. History is preserved across the full ownership lifecycle.
03
History accumulates
Service visits, replacements, and performance data layer onto each system's record over time. As that history compounds, the registry produces the portfolio-wide intelligence — condition, aging, and replacement timing.
04
The portfolio becomes forecastable
Across fifty buildings or fifty thousand systems, aging surfaces, capital needs become predictable, and reserve planning shifts from age-based estimates to condition-based decisions — packaged as an Infrastructure Disclosure Report you can defend to a board, lender, or buyer.
Positioning

It's not a property management system. It's the data layer beneath one.

Your PMS tracks leases, tenants, and work orders. Your CMMS schedules tasks. Harmelo doesn't replace either — it sits underneath them as the neutral, persistent record of what's physically installed, how it's aging, and what it will cost.

The registry is the verified source of truth your existing systems read from — and the record that survives when they're swapped, when operators change, and when the building changes hands.

Works alongside your stack

Identity attaches during normal install and service activity. No rip-and-replace, no new operator workflow, no disruption to your contractor network.

Neutral and portable

The record is tied to the asset, not to any one operator or platform. It moves with the building across every transition — which is exactly why it stays reliable.

Built for capital decisions

Where a PMS answers "what's leased," the registry answers "what do we own, how is it aging, and when will it need capital" — the questions reserve studies and the Infrastructure Disclosure Report actually turn on.

Partnership Structure

Scoped engagements. Built around your portfolio.

Portfolio partnerships are scoped per engagement. Diverse institutional holdings — commercial, retail, mixed-use, residential, industrial — carry different equipment types, regulatory regimes, and capital planning cycles. We work directly with portfolio operators, REITs, and family offices to design partnerships that fit the portfolio's actual complexity. Founding partners get a 24-month rate lock and direct input on the portfolio product roadmap.

50 founding portfolio spots across North America. First come, first served. Once filled, founding terms close permanently.
Year 1 (Founding)
Founding Partnership
For portfolio operators who join while the founding cohort is open. One of 50 spots.
Scoped per engagement
Pricing reflects portfolio composition, asset granularity, and engagement depth.
  • Direct input on the portfolio product roadmap
  • Pilot building onboarding support included
  • Rate structure locked for 24 months from enrollment
  • Founding pricing tier preserved on annual renewal
  • Founding portfolio recognition on industry communications
Year 2+ / Standard
Standard Partnership
For portfolios enrolling after the founding cohort closes, or year-2 renewal pricing for founding partners.
Scoped per engagement
Pricing reflects portfolio composition, asset granularity, and engagement depth.
  • Setup support for diverse asset class configuration
  • Annual partnership renewal at prevailing rates
  • Dedicated account team for portfolio operations
  • Quarterly portfolio reviews and roadmap input
  • Executive-level support for transactions and refinancing
// How portfolio pricing is structured

Portfolio partnerships are priced based on three factors: asset granularity (how many systems your team wants tracked individually), portfolio composition (residential, commercial, mixed-use, industrial — each carries different data complexity), and engagement depth (pilot scope, integration with your existing capital planning workflows, executive reporting needs). We scope the engagement together during the first conversation and deliver a partnership proposal within two weeks.

Start a Partnership Conversation →
Use Cases

Built for how owners actually hold buildings.

The same registry serves every shape of portfolio ownership — the framing changes, the verified record underneath does not.

Rental Portfolio Operators
Capital planning
Track mechanical and energy systems across buildings, monitor aging equipment, and plan capital replacements across the portfolio. Reactive maintenance gives way to forecastable, board-defensible capital plans.
Mixed-Ownership Developers
Transaction readiness
Transferable infrastructure records move with each unit, improving buyer confidence and reducing warranty disputes whether you rent, sell, or do both. Continuity survives every ownership transition.
Long-Term Hold & Institutional
Reserve forecasting
For multi-decade ownership horizons, predictability is everything. The registry is the data layer that makes long-horizon reserve and capital planning reliable, auditable, and defensible.
REITs & Asset Managers
ESG & disclosure
Surface which systems are aging, which contractors perform, and which manufacturers deliver — across the whole portfolio. ESG and disclosure reporting reference verified operating data, not estimates.

The portfolio that sees its infrastructure, plans its capital.

Without Harmelo
  • ×Reserve plans built on age-based depreciation schedules
  • ×Replacements triggered by failure, at emergency cost
  • ×ESG numbers sourced from estimates, hard to defend
  • ×Diligence reassembled from scratch at every transaction
  • ×Infrastructure history lost when operators change
VS
With Harmelo
  • ✓Reserve plans grounded in real, continuous condition data
  • ✓Replacement timing forecast before failure
  • ✓ESG and disclosure backed by verified system records
  • ✓Disclosure packages that assemble from an existing record
  • ✓Persistent history that survives every transition
Next Steps

See your portfolio as a forecastable asset.

The portfolio demo walks through the registry, the IDR, capital planning scenarios, and an ESG view grounded in verified data. Best viewed on desktop. When you're ready, we'll talk about deploying across your portfolio.

Open the Portfolio Demo → Book a Conversation
What Harmelo Is Not

Honest about what we do and don't do.

Harmelo is a registry. It is not an appraisal firm, an audit service, a regulatory filer, or a substitute for the professional reports and regulatory frameworks that institutional portfolio operators work within.

Permits & municipal compliance

We do not pull permits, contact municipalities about permits, pay for permits, or verify that a permit is on file with the relevant authority. Permit numbers attached to the registry record reflect what your contractor entered — verification with local authorities is the responsibility of the permit-holder.

Inspection, certification & workmanship

We do not perform, supervise, certify, or verify the quality of any work performed. We are not licensed contractors, engineers, building inspectors, or code-compliance auditors. The registry verifies that the contractor signing a record is a real, credentialed, insured tradesperson; the workmanship itself is between the operator and the contractor.

Service, dispatch & warranties

We do not perform, schedule, dispatch, quote, or charge for any service work. We do not issue, manage, transfer, or honor warranties. Manufacturer warranties and labour warranties are issued by the manufacturer or contractor and stay with them. Warranty documents on the record are stored for reference; we don't administer or enforce them.

Appraisals, audits & valuations

Harmelo does not perform property appraisals, financial audits, or asset valuations. Registry data provides verified condition information that can inform these processes; the appraisals, audits, and valuations themselves are produced by licensed professionals operating under their own regulatory frameworks. The registry is supplemental to professional financial reporting, not a substitute for it.

Regulatory & compliance reporting

We do not file or certify regulatory reports — securities filings, ESG disclosures, climate reporting, tax filings, or other regulated submissions. Registry data may inform these reports, but the certification, attestation, and submission of regulated reports is the operator's responsibility under their own regulatory obligations.

Transaction execution

We do not execute, advise on, or facilitate transactions — acquisitions, dispositions, refinancings, or restructurings. Registry records support diligence processes; the transactions themselves are run by the operator's investment, legal, and advisory teams under their own engagement letters and fiduciary frameworks.

The registry is the record — not a substitute for the professional judgment, regulatory processes, or contractual relationships that govern your work. If something on a record needs to be verified, corrected, or disputed, that conversation happens with the contractor who signed it or the authority responsible for the underlying process. Our role is to keep the record straight, structured, and accessible to the parties who need it.