Niagara Tenant Billing Service (NTBS): Tenant Utility Billing on Niagara 4
The Niagara Tenant Billing Service (NTBS) turns metered data on a Niagara 4 Supervisor into accurate, automated tenant utility invoices, viewed in a web browser.
Recharging tenants for electricity, gas, water, heat or cooling is a monthly headache in many multi-tenant buildings: meter readings collected by hand, spreadsheets, disputed invoices and late payments. If the building already has a Niagara 4 BMS with sub-metering, most of the data needed for accurate billing is already being collected. NTBS uses it. This guide explains what NTBS does, how it is licensed, what metering it needs, how to set it up, and how to avoid the common pitfalls of tenant billing.
What is Niagara Tenant Billing Service?
Niagara Tenant Billing Service (NTBS), also called Niagara Tenant Billing Services (TBS), is a Tridium application built on the Niagara Framework that:
- monitors each tenant's utility consumption using data collected by a Niagara Supervisor
- calculates charges using configurable rate structures
- generates invoices manually or automatically, on a schedule
- delivers invoices as PDFs, printed or emailed
- reports on consumption and billing history
It is the successor to Vykon Tenant Billing Services, upgraded by Tridium for full compatibility with Niagara 4.15 Supervisors, with general release supported from Niagara 4.15 onwards. Existing Vykon TBS users can upgrade to it.
NTBS can bill for any measurable resource, not just electricity, gas and water: heating and cooling energy from heat meters, compressed air, out-of-hours air conditioning, or even metered car park or EV charging use.
Key features
| Feature | What it gives you |
|---|---|
| Customisable rate structures | Flat, tiered or time-of-use rates, standing charges and fixed fees per tenant or building |
| Automated invoicing | Scheduled invoice runs with no manual meter reading |
| PDF invoices by email or print | Professional, consistent invoices |
| Multi-currency and tax support | Configurable currencies and tax rates, such as VAT |
| Web browser access | No client software, and no additional licences for multiple users |
| Enhanced web views | Works on any browser or mobile device without Java |
| Data import and export | Import readings from CSV; export invoice and report data to finance systems |
| Historical search | Retrieve past invoices and consumption for audits and disputes |
Licensing
NTBS runs on a Niagara 4 Web Supervisor and is licensed as an add-on to it:
- the Tenant Billing for Web Supervisor licence includes 10 tenants
- it requires a Web Supervisor licence and an active Software Maintenance Agreement
- tenant billing upgrade packs add more tenants as the building or portfolio grows
- general release is supported from Niagara 4.15 onwards
Because users access NTBS through the browser, there is no per-user licence cost. Facilities, finance and property management staff can all use it.
Where does the data come from?
NTBS uses the historical data collected by the Niagara Supervisor. The Supervisor gathers consumption and occupancy data from building systems and meters using open protocols:
- Modbus electricity, heat and water meters (see What is Modbus?)
- BACnet devices and meters (What is BACnet?)
- LonWorks meters on older installations
- M-Bus meters through a meter gateway such as the iSMA MGIP metering gateway
- pulse outputs counted by I/O modules or controllers
- LoRaWAN wireless meters and smart current transformers
Data can be collected directly over IP or through JACE and IONA controllers on site, and readings can also be imported from CSV files where a meter is not connected.
Metering for accurate tenant billing
Billing is only as good as the metering behind it. Before enabling NTBS:
- Map each tenant's supplies. Identify every circuit, pipe and duct serving each tenancy, plus shared services.
- Meter each tenancy directly wherever possible, rather than apportioning by floor area.
- Decide how to treat landlord and shared services (common areas, central plant) and how they are recovered: through the service charge or by apportionment.
- Use meters suitable for billing. Where tenants are charged for energy, use meters with appropriate accuracy class and approval for billing purposes, and keep calibration records.
- Verify meter configuration in Niagara: units, scaling, CT ratios and pulse values. A wrong CT ratio on one meter can over- or under-charge a tenant for years.
- Record meter serial numbers and locations against each tenant.
Retrofitting sub-metering is now much cheaper with wireless LoRaWAN meters and CTs, which avoid running new cables through occupied tenancies.
Setting up NTBS: the main steps
- Install the NTBS software on the Supervisor. Tridium customers download it from the Niagara licensing portal (Software > Downloads > Niagara Tenant Billing Services).
- Apply the licence to the Supervisor (10 tenants included; add upgrade packs as needed).
- Confirm histories exist for every billing meter, at a suitable interval (typically 15 or 30 minutes for time-of-use rates).
- Create tenants with their details, billing addresses and contacts.
- Assign meters to tenants, including shared meters with apportionment rules.
- Configure rates: unit prices, tiers, time-of-use bands, standing charges, taxes and currency.
- Design the invoice template with your branding and required information.
- Run a trial billing period in parallel with your existing process and reconcile the results.
- Schedule automatic invoice runs and email delivery once the results match.
Rate structure examples
| Rate type | How it works | Typical use |
|---|---|---|
| Flat rate | One price per unit consumed | Water, simple electricity recharging |
| Tiered (block) rate | Different prices for consumption bands | Encouraging lower consumption |
| Time-of-use | Different prices by time of day or day of week | Electricity on time-of-use supply contracts |
| Standing charge | Fixed daily or monthly charge | Recovering meter, admin or capacity costs |
| Apportioned share | Tenant pays a percentage of a shared meter | Common plant where sub-metering is impractical |
| Out-of-hours charge | Charges for HVAC used outside agreed hours | Offices where tenants request extended air conditioning |
Out-of-hours HVAC charging is a good example of combining NTBS with BMS data: the BMS records when a tenant's zone ran outside the lease hours and the energy used, and NTBS charges for it automatically.
Worked example: a monthly invoice
A tenant occupying the third floor of an office building is charged monthly for:
| Line | Data | Calculation |
|---|---|---|
| Electricity, day rate | 4,200 kWh between 07:00 and 19:00 from the floor's sub-meter | 4,200 × day unit rate |
| Electricity, night rate | 1,100 kWh outside those hours | 1,100 × night unit rate |
| Cooling energy | 2,600 kWh from the floor's cooling heat meter | 2,600 × cooling unit rate |
| Out-of-hours air conditioning | 6 hours of extended operation recorded by the BMS | 6 × hourly charge |
| Standing charge | Fixed | Monthly fee |
| VAT | Configured tax rate | Applied to the subtotal |
NTBS reads the interval data from the Supervisor's histories, splits it by the time-of-use bands, applies the rates and produces the PDF invoice, ready to email on the first working day of the month.
Handling missing data
Communication faults happen. Agree a policy for gaps before the first invoice:
- short gaps in interval data are usually filled by the meter's cumulative register: as long as the total reading resumes, the consumption over the gap is known, only its time-of-use split is uncertain
- longer outages may need estimation based on the same period last week or last year
- meter failures need a documented estimate and a replacement reading
Set alarms in Niagara for meters that stop reporting, so gaps are fixed within hours rather than discovered at the end of the month.
Regulations to be aware of
Recharging utilities can fall under specific rules, depending on the type of building and occupant. For example, heat networks in the UK are subject to heat network metering and billing regulations, and there are rules on the maximum price at which electricity and gas can be resold. Take advice on which rules apply to your buildings; NTBS's configurable rates and detailed records make it easier to comply.
Benefits
- No manual meter reading: consumption comes straight from the BMS histories.
- Faster, consistent invoicing: monthly or quarterly runs in minutes.
- Fewer disputes: invoices backed by interval data that can be shown to the tenant.
- Fair recovery of costs: tenants pay for what they use, which also encourages them to save energy.
- Better insight: consumption by tenant highlights unusual usage and potential faults.
- Uses existing investment: the Supervisor and metering are already in place in many buildings.
Connecting NTBS to finance and property systems
NTBS produces invoices, but most organisations also need the figures in their accounts or property management software. Common approaches:
- Export invoice data from NTBS in a format your finance system can import, and post it as a monthly journal or as individual sales invoices.
- Keep NTBS as the record of consumption, with the finance system issuing the official invoice using NTBS totals.
- Share reports with property managers so service charge budgets reflect actual landlord consumption.
Agree early who owns tenant details, rates and contract changes, so NTBS and the finance system stay in step when tenants arrive, leave or change floors.
Where NTBS is used
- Commercial real estate: multi-tenant offices, business parks, retail units and shopping centres
- Residential: apartment blocks, build-to-rent and co-living schemes with heat networks
- Education: charging departments, commercial lets or conference facilities on a campus
- Healthcare: multi-practice medical buildings and shared clinical facilities
- Mixed-use developments with shared central plant
Common tenant billing pitfalls
- Incorrect meter scaling or CT ratios discovered only after several invoices.
- Gaps in history from communication faults, which need an agreed estimation method.
- Meters assigned to the wrong tenant after a fit-out or tenancy change.
- Unclear treatment of shared services, leading to disputes.
- No reconciliation against the landlord's utility bills, so losses or errors go unnoticed.
Build a monthly check into the process: compare the sum of tenant and landlord consumption with the main meters and investigate any significant difference.
Frequently asked questions
What is Niagara Tenant Billing Service?
NTBS is a Tridium Niagara application that uses metered data on a Niagara 4 Supervisor to monitor tenant utility consumption and generate invoices automatically or on demand.
What do I need to run NTBS?
A Niagara 4 Web Supervisor (Niagara 4.15 or later for general release), the NTBS licence (which includes 10 tenants), an active SMA, and meters integrated into the Supervisor with history logging.
How many tenants does the NTBS licence include?
The base Tenant Billing for Web Supervisor licence includes 10 tenants. Upgrade packs add more.
Can NTBS bill for heat and water as well as electricity?
Yes. NTBS can bill for any measurable resource, including electricity, gas, water, heating and cooling energy, as long as it is metered into the Supervisor.
Do users need extra software to use NTBS?
No. NTBS is accessed through a web browser, and multiple users do not need additional licences or software.
Can NTBS bill out-of-hours air conditioning?
Yes, if the BMS records when each tenant's zone runs outside agreed hours. That data can be billed as an hourly or energy-based out-of-hours charge.
Is Vykon Tenant Billing the same as NTBS?
NTBS is Tridium's upgraded successor to Vykon Tenant Billing Services, made fully compatible with Niagara 4.15 Supervisors. Existing Vykon TBS users can upgrade.
How often can invoices be generated?
As often as you need: monthly and quarterly are typical, and invoice runs can be scheduled to happen automatically.
Does NTBS work on a JACE?
NTBS runs on a Niagara 4 Web Supervisor and uses the histories it collects. JACEs and IONAs gather the meter data on site and the supervisor imports it.
Can I import meter readings that are not connected to the BMS?
Yes. Readings can be imported from CSV files, which is useful for meters that are read manually or come from a utility portal.
Do I need sub-meters for every tenant?
For accurate billing, yes, wherever practical. Apportioning shared meters by area is less accurate and more likely to be disputed.
Can tenants view their own consumption?
Access is through a browser with Niagara's role-based security, so you can decide what each user group sees.