# The LivingOS — Full Content > The LivingOS (operated by The Living OS Corporation Ltd., Company Reg. No. > 0115560016313, founded 2017) is Thailand's leading property & community > management platform — trusted by 4,000+ residential projects and over 1 > million users, managing ฿100B+ in annual AUM. It unifies juristic accounting, > smart security, AI automation with the Cloudee agent, and professional > services for condominiums, housing villages, and industrial estates. > ETDA-registered; PDPA-compliant; hosted on AWS and Google Cloud (ISO 27001, > SOC 2, PCI DSS). The website is trilingual: Thai at the root (`/`), English > under `/en/`, and Simplified Chinese under `/zh/`. > > Contact — Sales hotline: +66 2 481 5234 · LINE: @thelivingos · > Email: info@thelivingos.com · Sales: sales@thelivingos.com · > Investor relations: investor@thelivingos.com · > HQ: 46/8 Rungrojthanakul Building 12B, 6th Floor, Ratchadaphisek Road, > Huai Khwang, Bangkok 10310, Thailand. Support hours: Mon–Sat, 09:00–18:00. --- ## The LivingOS platform URL: https://www.thelivingos.com/ The LivingOS is Thailand's No.1 property management platform for condominiums, housing estates, and all residential projects. It covers juristic accounting, common-area fee collection, security systems, and a resident app — all in one platform. Four product pillars: 1. **Property Management Solution (PMS)** — juristic accounting, billing, debt management, and resident operations for condominiums and housing villages. 2. **Urbanice resident app** — parcel tracking, facility booking, announcements, repair requests, payment reminders, visitor management, e-stamp, car directory, home services, and Living Mart, in one place. 3. **GuardOS** — smart gate control, visitor management, and guard patrol for condos, villages, and industrial estates. 4. **Professional Services** — AGM facilitation (i-Vote), EIA reports, debt notices, academy training, and Turnkey accounting close-out. **Why The LivingOS** - Smarter juristic management: accounting and debt collection run automatically — billing cycles close on time and overdue notices go out without manual follow-up. - Intelligent security & access: vehicles are recognized and logged automatically; parking fees calculated in real time; every gate, visitor, and patrol managed digitally. - Professional services on demand: run your Annual General Meeting online or offline with the i-Vote system; residents vote securely from their phones. **Data security & trust** — ETDA-registered (Electronic Transactions Development Agency); hosted on AWS and Google Cloud Platform certified to ISO 27001, SOC 2, and PCI DSS; data encrypted in transit (TLS) and at rest (AES-256); aligned with Thailand's Personal Data Protection Act (PDPA). ### Frequently asked questions **What is The LivingOS?** The LivingOS is Thailand's #1 property management platform designed for condominiums, housing estates, and all types of residential projects. It covers juristic accounting, common area fee collection, security systems, and a resident app — all in one platform. **What types of projects does The LivingOS support?** All residential project types including condominiums, housing estates, and townhouses. The GuardOS security system also extends to industrial factories and industrial estates. **How does the PMS help juristic persons?** It helps juristic offices manage resident data, accounting, common-fee invoicing, digital payments, debt tracking, automatic fine calculation, and financial reports — reducing repetitive work and improving financial transparency. **What features does the Urbanice app include?** Online maintenance requests, fee payments, parcel tracking, facility booking, visitor registration, community announcements, E-Stamp, vehicle registration, Home Services, and Living Mart. **What is GuardOS and how is it different?** A dedicated intelligent security management system covering all entry/exit points via QR Code, visitor logs, guard patrol checkpoints, and real-time operations tracking — for condos, housing estates, and industrial facilities. **Is data secure and PDPA compliant?** Yes. Fully aligned with Thailand's PDPA. All data is stored on certified cloud infrastructure with encryption and role-based access controls. **What professional services are offered?** AGM/EGM management (online, offline, hybrid) with the i-Vote system, EIA Monitoring reports, Turnkey accounting close-out, and LivingOS Academy training. **What are the support hours?** Monday–Saturday, 09:00–18:00. **How long does onboarding take?** Most projects go live within 1–2 weeks when data is ready. **How is The LivingOS different from other condo management software?** It's an all-in-one platform connecting every stakeholder — juristic accounting and finance, the Urbanice resident app, GuardOS security, and professional services like AGM and EIA — rather than a single-purpose tool. --- ## Solutions overview URL: https://www.thelivingos.com/solutions/ Everything a project needs in one platform — from resident apps and security systems to financial tools. Organized in three sections: Property Management (Urbanice app, The LivingOS PMS, API Solution), Security (GuardOS), and Professional Services. - **Urbanice Application** — the all-in-one resident app: online maintenance requests with real-time tracking, common-fee payments via multiple channels, instant push notifications from the juristic office, and facility booking. - **The LivingOS PMS** — juristic management: structured owner/tenant data, common-fee invoicing and payment tracking, automated work orders, and real-time financial dashboards. - **API Solution** — open RESTful API with documentation, instant connectivity for Access Control/IoT/third-party systems, webhooks, a sandbox environment, and custom feature development. --- ## Property Management Solution (PMS) URL: https://www.thelivingos.com/solutions-pms/ An all-in-one condo and housing-estate property management system — billing and invoicing, online payments, parcel, repair, and facility booking, plus the Urbanice resident app and GuardOS smart security. End-to-end digital platform for juristic persons, residents, and developers, connected in real time. Includes Urbanice Application, The LivingOS PMS, API Solution, plus the GuardOS security products (i-Pass, Smart Gate, i-Check, SOS) and professional services (i-Vote, EIA, Turnkey, Academy). ### Frequently asked questions **What is The LivingOS PMS?** A complete juristic-person management system for condominiums and housing estates — co-owner and tenant records, common-area fee invoicing and payment tracking, maintenance work orders, and real-time financial reports. **Can residents pay common-area fees online?** Yes. Through the Urbanice app, residents pay fees via multiple channels, submit maintenance requests with real-time tracking, receive announcements, and book shared facilities. **Does the PMS handle invoicing and debt collection?** Yes. It issues fee invoices, tracks payment status in real time, and supports debt management with automatic penalty calculation. **Can we integrate The LivingOS with our own systems?** Yes. The API Solution provides a documented RESTful API with webhooks and a sandbox environment for access control, IoT, and third-party integrations. **Does the PMS include parcel, repair, and facility booking?** Yes — parcel management with delivery notifications, online repair requests with real-time status tracking, and facility booking for shared spaces. --- ## GuardOS — Security Management System URL: https://www.thelivingos.com/solutions-guardos/ A complete security management system for condos, housing estates, and factories. Four products work together in real time: - **Visitor Management (i-Pass)** — QR Code access control integrated with the Urbanice app; pre-registered visitors and temporary QR codes, Thai ID card and driving licence reading at the gate, complete entry/exit logs kept for a year, owner notified on guest arrival. Residential sites add parking fees, E-Stamp and E-Coupon; factory sites add configurable screening questions. - **Smart Gate** — automated vehicle gate control with License Plate Recognition (LPR) and QR Code; remote gate opening, timestamped entry/exit photos, alerts for unregistered vehicles. - **Guard Patrol (i-Check)** — QR checkpoint scanning on scheduled rounds, daily and monthly patrol reports, incident logs with photos, missed-check alerts. - **SOS** — resident emergency and service-request channel: a 3-second press-and-hold alerts the guards on duty and every household member, service requests (taxi, animal removal, other help) share the same guard queue with emergencies pinned on top, plus Telegram/email auto-reports and Excel/PDF/dashboard summaries. ### Frequently asked questions **What is GuardOS?** The LivingOS security platform for condominiums, housing estates, and industrial facilities — combining visitor management (i-Pass), automated gate control (Smart Gate), guard patrol tracking (i-Check), and SOS emergency alerts. **How does visitor access control work?** i-Pass issues temporary QR codes for guests and service providers, and can read a Thai ID card or driving licence at the gate. Every entry and exit is logged in real time and the unit owner is notified on guest arrival. **Can GuardOS recognize vehicle license plates?** Yes. Smart Gate uses automatic LPR and QR codes, captures timestamped photos, and alerts staff to unregistered vehicles. **Does GuardOS work with the Urbanice resident app?** Yes. Residents receive visitor notifications, raise SOS emergencies and service requests, and open gates remotely from their phone. **Can GuardOS be used for factories and industrial estates?** Yes. The i-Check guard patrol system logs QR checkpoint rounds, flags missed checks, and produces daily and monthly patrol reports for any site. --- ## Professional Services URL: https://www.thelivingos.com/solutions-services/ Professional services and consulting beyond software: - **i-Vote — AGM/EGM Voting** — legally compliant online, on-site, and hybrid voting for AGM/EGM meetings; online registration by QR code or link, automatic voter eligibility verification, proxy support, transparent real-time results, certified summary report after every meeting. - **EIA Monitoring** — end-to-end Environmental Impact Assessment consulting for real estate projects, from study through document submission and coordination with government agencies. - **Turnkey Service** — accounting close-out for juristic persons: document review, bookkeeping, and closing the financial accounts correctly, by CPD-certified accounting staff who keep client data confidential. - **LivingOS Academy** — training for juristic managers and teams; certificate issued by Living OS Corporation; online and on-site nationwide. ### Frequently asked questions **What professional services does The LivingOS offer?** AGM/EGM online voting (i-Vote), Environmental Impact Assessment (EIA) consulting, Turnkey accounting close-out, and LivingOS Academy training. **Is i-Vote legally compliant for AGM voting?** Yes. It verifies voter eligibility automatically, shows transparent real-time results, and issues a certified summary report after every meeting. **What does the EIA consulting service cover?** End-to-end EIA consulting — from the initial study and report preparation to document submission and coordination with government agencies, with regular progress reporting. **Do you provide training for juristic teams?** Yes. LivingOS Academy helps juristic teams, committees, and staff use the platform effectively and run their communities with confidence. --- ## Urbanice Resident App (solution) URL: https://www.thelivingos.com/solutions-urbanice/ The all-in-one resident app for condominiums and housing estates — online maintenance requests, common-fee payments, parcel and visitor notifications, facility booking, and real-time announcements from the juristic office. --- ## API & Integrations URL: https://www.thelivingos.com/solutions-api/ Open, documented RESTful APIs for partners and developers building on The Living OS infrastructure — webhooks, a sandbox environment, secure authentication, and custom feature development. --- ## The LivingOS AI — MCP Server, Cloudee Agent & Chatbot URL: https://www.thelivingos.com/solutions-ai/ An AI layer built on top of The LivingOS PMS — no separate system and no data migration. Three building blocks: 1. **MCP Server** — a Model Context Protocol server that securely connects AI assistants such as Claude to LivingOS data and tools. Every request runs with scoped, permission-based access, every tool call is audited, and it reads the existing LivingOS data rather than a copied store. 2. **Cloudee — AI Agent** — automates repetitive juristic work: drafting notices, announcements, and letters from your templates; reconciling common-fee payments and flagging mismatches; triaging maintenance requests and routing them to the right team. Cloudee proposes, staff approve — a human stays in the loop. Tasks chain into configurable workflows (overdue-fee reminders, new-resident onboarding, maintenance escalation) with triggers, branching, and approvals. 3. **Chatbot** — a resident-facing assistant in the LivingOS resident app and on LINE, answering questions about fees, bookings, and announcements 24/7 in Thai, English, and Chinese, and handing off to staff when a question needs a human. Everything is permission-scoped and auditable, and personal data is handled in line with Thailand's PDPA. ### Frequently asked questions **What is The LivingOS AI?** An AI layer for The LivingOS PMS: an MCP server that connects AI assistants to community data, Cloudee — an AI agent that automates juristic workflows — and a resident-facing chatbot, all working from the same secure platform. **What is Cloudee?** Cloudee is The LivingOS AI agent. It automates repetitive juristic work — drafting notices, reconciling common-fee payments, triaging maintenance requests — while keeping a human in the loop, so your team always approves the result. **What is the MCP server for?** It lets AI assistants such as Claude securely access LivingOS data and tools. Every request runs with scoped, permission-based access, so assistants only see what they're allowed to. **Is resident and owner data kept private?** Yes. Every AI action is permission-scoped and auditable, and personal data is handled in line with Thailand's PDPA. The AI works on top of existing LivingOS data — there's no separate copy or silo. **Does the chatbot work on LINE?** Yes — inside the LivingOS resident app and on LINE, so residents can ask where they already are. No new app to install. **Which languages does the AI support?** The chatbot answers residents in Thai, English, and Chinese automatically, matching each resident's language. **How long does it take to roll out?** Because it builds on the LivingOS PMS you already run, there's no data migration. Timelines depend on your workflows. --- ## Visitor Management (i-Pass) URL: https://www.thelivingos.com/solutions-ipass/ QR Code visitor access control for condominiums, housing estates and factories, fully integrated with the Urbanice app — pre-register visitors, issue temporary QR codes, read Thai ID cards and driving licences at the gate, and notify residents the moment a guest arrives. Residential sites add parking fee calculation, E-Stamp validation and per-unit E-Coupon privileges; factory sites add configurable visitor screening questions instead. Runs on the Urbanice Guard app (iOS and Android) or on a handheld POS, and combines with Smart Gate LPR for vehicle control. Part of GuardOS. --- ## Guard Patrol (i-Check) URL: https://www.thelivingos.com/solutions-icheck/ A guard patrol system that turns every round into a verifiable record. Guards scan a QR code at each checkpoint; the app pins the GPS coordinates, stamps the time, opens the checklist defined for that point, and accepts up to 4 photos from the in-app camera only — the phone gallery is blocked, so old images cannot be reused. Rounds are scheduled per site with round-due alerts and an optional locked checkpoint sequence, and patrols keep recording offline in basements and stairwells. Completed checkpoints post to Telegram in real time, patrol reports are emailed automatically as PDF and Excel (detailed, summary, or missed checkpoints only), and guards file incident reports with photos from the same app. One year of history is retained. Part of GuardOS. --- ## Smart Gate URL: https://www.thelivingos.com/solutions-smartgate/ Automated vehicle gate control supporting License Plate Recognition (LPR) and QR Code, delivering maximum security at every entry point and fully connected to The LivingOS platform. Part of GuardOS. --- ## SOS — Emergency & Service Requests URL: https://www.thelivingos.com/solutions-sos/ The resident app's direct line to the guard house, covering both emergencies and everyday service requests. An emergency is raised by pressing and holding for three seconds — deliberate enough that a pocket can't fire it — and notifies the guards on duty together with every member of that household. Residents can instead pick a service request: call a taxi or motorbike, have an animal caught and removed, or ask for other assistance. Everything lands in one guard queue where emergencies always sort above service requests, and guards work each item through pending, acknowledged and cancelled states. Every alert and request is pushed to the project's Telegram group and emailed automatically, with activity summarised as Excel, PDF and a dashboard. Part of GuardOS. --- ## Incident Report URL: https://www.thelivingos.com/solutions-incident/ Security incident reporting filed by guards from the patrol app. Each report records the location, subject, reporter and a free-text description of what was found, with up to 6 camera photos attached as evidence. It reaches the juristic office through Urbanice Niti or Guard Web and is pushed to the project's Telegram group at the same time, and every report is kept as a searchable history for later review or dispute. Part of i-Check, within GuardOS. --- ## i-Vote — AGM/EGM Voting URL: https://www.thelivingos.com/solutions-ivote/ An end-to-end system for the Annual and Extraordinary General Meetings (AGM/EGM) of condominiums and housing estates, supporting online, on-site, and hybrid voting. Covers the whole meeting: online registration and eligibility verification by QR code or link, live and proxy voting tracked separately, automatic real-time counting, and a certified summary report — legally compliant, transparent, and auditable at every step. A professional service. --- ## EIA Monitoring URL: https://www.thelivingos.com/solutions-eia/ End-to-end Environmental Impact Assessment (EIA) consulting for real estate projects — dedicated expert consultants, legally compliant reporting, government liaison, and ongoing progress reporting. A professional service. The engagement runs in five stages: scoping and initial study; on-site survey and impact assessment; report preparation; submission and agency follow-up; and continued monitoring after approval. Fieldwork covers air quality, water quality, noise levels, and the ecology of the surrounding area, measured at the project site itself, and produces a written mitigation plan plus a monitoring plan that continues once the project is cleared. The same consulting team stays with the project throughout rather than handing it between vendors, and submissions, agency questions, and requested revisions are handled on the client's behalf. Intended for residential developers, commercial and hospitality projects, and developments already carrying monitoring obligations from an earlier assessment. --- ## Turnkey Service URL: https://www.thelivingos.com/solutions-turnkey/ Accounting close-out for condominium and housing-estate juristic persons — document review, bookkeeping, and closing the financial accounts correctly to the applicable requirements, by accounting staff certified by the CPD who treat each project's accounting data as confidential. A professional service. --- ## LivingOS Academy URL: https://www.thelivingos.com/academy/ An accounting course for condominium and housing-estate juristic staff — covering receivables (AR), payables (AP), petty cash, financial close, and budgeting, practised on The LivingOS accounting software. 500+ professionals trained across 4 course pillars: juristic accounting fundamentals, the full accounting cycle, learning by doing on the platform, and a certificate of training from The LivingOS. ### Frequently asked questions **What is LivingOS Academy?** A training course for condominium and housing-estate juristic staff, focused on the fundamentals of accounting and how to apply them in practice on The LivingOS platform. **Who is this course for?** Accounting staff and juristic staff who manage residential projects, or anyone who wants to strengthen their accounting knowledge on The LivingOS platform. **Can I choose between online and on-site?** Yes — online training over Google Meet, or on-site in person with an instructor, held at your project or at The LivingOS office. **What does the course cover?** The accounting fundamentals relevant to juristic work, on both the income and expense sides, including preparing receivable and payable accounts and related processes. **How do I enroll in LivingOS Academy?** Follow the course details and training schedule, then register through the channel The LivingOS specifies for each course. --- ## Manual Guides URL: https://www.thelivingos.com/manual-guide/ Downloadable manuals and how-to documentation for every module — PMS admin handbook, the Urbanice resident app user guide, GuardOS i-Pass and i-Check setup, i-Vote AGM playbook, and billing & invoicing — step-by-step instructions teams can keep on hand. --- ## Video Tutorials URL: https://www.thelivingos.com/video-tutorial/ Step-by-step video walkthroughs for onboarding and operating The LivingOS, organized by product and topic. --- ## Apps - **Urbanice Resident App** — https://www.thelivingos.com/app/urbanice/ — Thailand's No.1 free resident app for condominiums and housing estates. Download on iOS, Android, and Huawei AppGallery. - **Niti App** — https://www.thelivingos.com/app/niti/ — for juristic persons and board members to manage condominium and housing-estate operations. - **Guard App** — https://www.thelivingos.com/app/guard/ — security management for guards and security personnel. --- ## Company URL: https://www.thelivingos.com/company/ The Living OS Corporation Ltd. was founded in 2017 by the team behind the i-Prop system, with a vision to modernise residential property management. It has grown into one of Thailand's leading PropTech platforms — 4,000+ projects, 1.3M+ users, and ฿100B+ in annual assets under management. **Milestones:** 2017 founded · 2020 platform launched · 2022 market-leader milestone · 2024 merger with Urbanice · 2026 next chapter of growth. **Values:** make management simple; solutions that grow with clients; deep local roots with a regional vision. - Careers: https://www.thelivingos.com/careers/ - Investors: https://www.thelivingos.com/investors/ — investor@thelivingos.com - Blog: https://www.thelivingos.com/blog/ --- ## Legal - Terms of Service — https://www.thelivingos.com/legals/terms/ - Privacy Policy — https://www.thelivingos.com/legals/privacy/ - Cookie Policy — https://www.thelivingos.com/legals/cookies/ - Marketing Consent — https://www.thelivingos.com/legals/marketing/ - Takedown Policy — https://www.thelivingos.com/legals/takedown/ - Data Subject Rights — https://www.thelivingos.com/legals/dsr/ - Community Guidelines — https://www.thelivingos.com/legals/community-guideline/ - Real-Name Policy — https://www.thelivingos.com/legals/real-name-policy/