Product
Fully managed means TULU handles every operational task behind its in-building amenity: stocking, cleaning, maintenance, replacement, and resident support, without requiring any staff time, budget, or oversight from the property. The property provides the space; TULU runs everything else.
That distinction matters because most amenities marketed as low-effort still carry hidden operational costs. A package room needs staff to sort deliveries. A fitness center needs someone to fix the treadmill. A bike share program needs someone tracking which bikes are missing. TULU is built so none of that operational load ever reaches the property team.
What "Fully Managed" Covers at TULU
TULU runs the entire lifecycle of every product on the platform, end to end:
Stocking and restocking. Inventory is delivered from a fixed location within the building and replenished on TULU's schedule, not the property's.
Cleaning and maintenance. Every rental item, e-bike, and scooter is serviced and repaired by TULU, not flagged to on-site staff as a work order.
Replacement. When something wears out or breaks, TULU swaps it. The property doesn't file a purchase order or wait on a vendor.
Resident support. Booking issues, product questions, and service requests go to TULU, not the leasing office.
Rollout. A TULU installation goes live in as little as 10 days, and the same team that installs it is the team that maintains it going forward. There's no separate vendor for setup and a different one for service.
The property's involvement starts and ends with giving TULU space. Everything after that is TULU's operation to run.
Why Does Fully Managed Matter?
Every other amenity on a property comes with a hidden line item: staff time. A pool alone needs a lifeguard, supplies, and Board of Health inspections. Even then, "you have to make sure they are actually doing their job," says Carl Borenstein, president of Veritas Property Management in New York.¹ A fitness center needs equipment upkeep and someone accountable when a machine goes down. A business center needs someone restocking the printer. None of that shows up on the amenity brochure, but it shows up on the operating budget and in the property team's day.
Being fully managed removes that line item entirely. Three effects follow directly, whether you're running a single building or underwriting a program across a portfolio:
No incremental headcount or budget planning. Adding TULU doesn't mean adding a line item for upkeep staff or a maintenance contract. The cost structure is the subscription, not the subscription plus the operational overhead of running it. That overhead is a knowledge problem as much as a cost one: Borenstein notes that even seasoned property managers often lack the specialized skills and vendor relationships that amenities like pools or coworking spaces require.¹ TULU's fully managed model means the property never has to build that expertise in-house at all.
Consistent quality regardless of occupancy or staffing gaps. A property short-staffed during a busy leasing season doesn't see its amenities degrade, because none of TULU's upkeep depends on the property's own team. What a resident sees on day one of a lease-up is the same as what they see at full stabilization. That consistency isn't a minor detail: AppFolio's 2025 Renter Preferences Report found that residents satisfied with their property manager are 73% more likely to plan to renew their lease.² An amenity that quietly goes unmaintained during a busy quarter is exactly the kind of thing that erodes that satisfaction.
It scales across a portfolio without scaling operational complexity. A regional manager or owner overseeing ten properties doesn't need ten different maintenance plans for TULU. The management model is identical building to building, which is not true of amenities that depend on local staff and local vendors. RXR's rollout of TULU across 10 New York and New Jersey communities is a real example: the same fully managed model, which TULU describes as running with "zero operational overhead for property teams," applied building to building, with TULU becoming the top-used amenity in several of those properties.³
How Does TULU Compare to a Self-Managed Amenity?
Take two buildings that each add a new amenity this year. One adds a fitness center; the other adds TULU.
The fitness center requires capital investment in equipment, an ongoing maintenance contract, and a property team that now owns "is the equipment working" as part of their job. If a machine breaks and the vendor takes two weeks, that's two weeks of a visibly broken amenity residents complain about.
This isn't hypothetical. Properties across the industry have sunk six figures into golf simulators that get used three times a month, or built out bowling alleys that mostly collect dust. It's part of a broader pattern Forbes has reported on: high-end amenity additions like these rarely come cheap, and the CEO of one amenity provider has noted that flashy features like movie theaters and private spas often go underused relative to what they cost to run.⁴ These are capital-intensive amenities that still require someone on staff accountable for their upkeep, whether or not residents are actually using them. The spend and the operational burden don't scale with usage. They're fixed costs the property carries either way.
The building with TULU requires none of that. If a product needs servicing, TULU handles it off-site and off-property-team-time. The amenity stays fully functional without ever touching the leasing office's task list.
That's the actual meaning of fully managed: the property's operational responsibility for the amenity is zero.
How Should You Evaluate a Fully Managed Amenity?
When you're comparing TULU against other amenity investments, factor in more than the subscription price. The real comparison is total cost: subscription plus whatever staffing, maintenance, and vendor management the alternative requires. Fully managed is the reason TULU's version of that total is just the subscription.
For property managers weighing what to add to a building, developers deciding what to build into a program from day one, and owners and asset managers evaluating amenity spend across a portfolio, that's the difference between an amenity that adds to the operating burden and one that doesn't.
Sources
¹ Carl Borenstein, president of Veritas Property Management, quoted in Darcey Gerstein, "What's Trending in Multifamily Amenities," CooperatorNews New York, April 2023. https://cooperatornews.com/article/whats-trending-in-multifamily-amenities
² AppFolio, 2025 Renter Preferences Report (survey of 2,000+ renters). https://www.appfolio.com/newsroom/2025-renter-preferences-report
³ Business Wire, "RXR Expands Its TULU Partnership, Adding Product Access Amenities Across Multifamily Portfolio," Jun 2, 2026. https://www.businesswire.com/news/home/20260602075818/en/RXR-Expands-Its-TULU-Partnership-Adding-Product-Access-Amenities-Across-Multifamily-Portfolio
⁴ Jeff Steele, "For Many Multifamily Residents, Practical Amenities Are Just Fine," Forbes, Oct 2, 2024. https://www.forbes.com/sites/jeffsteele/2024/10/02/for-many-multifamily-residents-practical-amenities-are-just-fine/