Per-Room Operations
Rooms, Motels and Lodging Houses
Boarding houses, sober living, student rentals, weekly motels — all run on per-room logic that mainstream property software ignores. This solves it.
Boarding houses, sober living, student rentals, weekly motels — all run on per-room logic that mainstream property software ignores. This solves it.
Per-room rentals are everywhere — boarding houses, sober living facilities, student rentals, weekly motels, extended stay properties, family room rentals to relatives or roommates. They generate real income for landlords across the country. And almost no property management software handles them properly. The mainstream tools all assume one tenant per unit. Per-room rentals don't work that way.
Run a five-bedroom house with five separate tenants in any standard property management tool and you'll fight the software constantly. The tool wants one lease per property. You have five. The tool wants one rent payment per unit. You have five separate ones, each on its own schedule. Utilities are a single bill that has to be split across tenants somehow. One tenant's late rent can't affect the other four. Move-outs happen one room at a time, not all at once. None of this fits into "property → tenant → rent" software.
Rooms, Motels and Lodging Houses was built for the way per-room operations actually work. Rooms as the rentable unit. Per-room leases. Per-room rent and balance tracking. Utility splits that handle the math automatically. Tenant turnover by room without disturbing the rest of the house.
Every room as its own rentable unit. Status — occupied, vacant, holding. Per-room rent. Per-room amenities.
Independent tenants per room. Move-in/move-out per room. Tenant balances that don't bleed across roommates.
One utility bill, split across active tenants by your formula. Equal split. Per-room weighting. Pro-rated for partial-month occupancy.
Specific to sober living operations. Resident agreements. House rules tracking. Discharge documentation. Phase-of-recovery tracking.
Motel and weekly rental functionality. Per-night and per-week rates. Check-in/check-out. Length-of-stay tracking.
Per-room profitability. House-level P&L. Vacancy patterns. The numbers that show whether a property's room mix is working.
Rooms, Motels and Lodging Houses is built for landlords running per-room operations. House hackers renting out spare bedrooms. Boarding house operators. Sober living facility owners. Student housing landlords near colleges. Motel operators running weekly or extended-stay models. Family room rentals where multiple unrelated tenants share a single residential property.
Sober living homes are a fast-growing segment of per-room operations and one of the most underserved by software. Operators have to track resident agreements, house rules compliance, phase-of-recovery progression, and discharge documentation alongside the standard rent and utility tracking. Most sober living operators run all of this in spreadsheets and paper files because no software was built for it.
Rooms, Motels and Lodging Houses includes specific functionality for sober living operations — resident agreements that capture the additional structure these arrangements require, rules and violations tracking, and discharge documentation that holds up if disputes arise. It doesn't replace clinical software for licensed treatment facilities, but for operator-run sober living homes it's the property-management piece that's been missing.
The single biggest pain point for per-room landlords is utility splitting. The water bill comes in for the whole house. Five tenants share it. How do you split it? Equal among active tenants? Weighted by room size? Pro-rated by days occupied? Whatever your formula, doing it manually in a spreadsheet every month is brutal — especially when tenants move in or out partway through the billing cycle.
The utility splitting engine handles it automatically. Define your formula once. Enter the bill. The tool calculates per-tenant charges including pro-ration for anyone who wasn't occupying the room for the full billing period. The result lands in each tenant's ledger as a charge. The math is right every time and the tenants get clear documentation of how their share was calculated.