If a "unit" in your world is a bedroom, not an apartment, you already know every PM tool on the market breaks in the same four places. Tenantory is the only one that treats a room as a first-class unit — per-room leases, per-room rent roll, housemate-aware portal, shared utility splitting that doesn't live in a spreadsheet.
We've run the AppFolio trial. We've run the Buildium trial. We've paid for Landlord Studio, RentRedi, TurboTenant. They all break in the same places. Here's the list, in order of how much it actually costs you.
One property, six bedrooms, six leases — every tool sees that as one unit. You either fake it by registering six phantom "units" at the same address (which breaks every report) or you track it in a spreadsheet off to the side. Both cost you hours a week.
When your banker asks for a rent roll on a co-living house, they want to see every lease, every tenant, every amount. Not "Oak House: $4,800/mo." That tells them nothing about vacancy risk or per-room performance. Most tools can't produce it without an Excel export and a pivot table.
Three strangers living in one house are not roommates on one lease — they're three independent leases that happen to share a kitchen. Most tools force them onto one lease, which breaks screening, accounting, and the move-out chain when one leaves.
The power bill comes in. Six tenants share it. Do you split it equally? By room size? By days occupied? Every tool expects the landlord to eat utilities or roll them into rent. Co-living operators do neither. We split, and we split in a way that needs to be documented per-person per-month.
On most portals, a "property" is the ledger — so if six tenants log into the same unit, they see each other's rent amounts, payment history, and late fees. That's a privacy disaster for a co-living house. Tenants are roommates, not business partners.
"Exclusive use of Bedroom 3." "Shared use of kitchen, living room, and second bathroom." "Quiet hours." "Guest policy." "Common-area cleaning schedule." Generic single-tenant lease templates miss every one of these. You end up editing leases by hand and praying the Word doc didn't drop a clause.
Every feature below is live today and I use all of them on Property Management. Not on a roadmap. Not a beta. Open the trial, add a co-living property, and every one of these lights up.
Room is the unit. Six leases in one house is six independent agreements — with their own terms, their own rent, their own deposit, their own start/end dates. Tenant A moves out in June, tenant B stays through December. Tenantory doesn't blink.
One-click rent roll that shows every property, every room inside it, the tenant, the rent, and the status. Grouped exactly how a banker wants to see it. Diagonal drill-down: click the property, see the rooms. Click a room, see the lease. Your LP deck writes itself.
Each tenant sees only their own lease, their own rent, their own maintenance tickets. They can see shared-house info (common-area issues, shared utility splits for the month, house rules, contact info for housemates if the operator opts them in) but never another tenant's private financial data. Privacy by default.
Upload the power bill, the water bill, the internet bill. Tenantory splits by person, by room count, by room size, or by a custom formula — whichever you set at the property level. The split appears as a line item on each tenant's next statement. You never touch a spreadsheet.
A ticket is scoped to a specific room or to a shared area. Your vendor sees "Bedroom 3, broken window lock" or "Kitchen, dishwasher drain clogged" — not "Oak House, something's broken somewhere." Photos, priority, and SLA are all per-ticket, and only the affected tenant gets the status emails.
Each room has its own photo set, its own listing copy, its own rent, its own availability date. When a room opens up, you publish a listing for that room, not for the whole house. Applications come in scoped to the room they applied for. No more "I wanted the big room, why did I get the small one?"
This is a real rent roll from a real co-living portfolio — names changed, numbers real. Property → room → tenant → status. One click to PDF. One link to your LPs.
No pivot tables. No Excel gymnastics. The rent roll groups rooms under properties, shows tenant and status for each, and totals the whole portfolio at the bottom.
This exact report runs across Property Management on the first of every month. My LPs get a PDF in their inbox at 8am. The whole job takes me zero minutes — because I never touch it.
Marcus runs a co-living operation across three Atlanta properties — 18 bedrooms total. For three years he held it together with spreadsheets, QuickBooks, and a hand-coded landing page. Here's what changed in his first 90 days on Tenantory.
The per-room rent roll is the killer feature. Other PM tools think a "unit" is an apartment. For co-living, that's useless — I needed a room as the unit. Tenantory got that on day one. Plus the investor PDF that auto-generates every month? My LPs love it. Makes me look like I have ops.
Before Tenantory, Marcus ran rent reconciliation out of a Google Sheet with one tab per property and one row per bedroom. Three payment methods flowed in — Zelle, Venmo, the occasional check — and it took him a full Saturday every month to match rent paid against rent owed. Investor reports were hand-built in PowerPoint.
The unlock was per-room accounting. "I had one LP ask me for year-over-year per-room rent growth on Oak House, and I couldn't answer it without an afternoon of Excel. On Tenantory it's two clicks."
The unexpected win was vendor adoption. "Maintenance costs dropped 22% in Q1 because vendors adopted the vendor portal — fewer emergency calls, more scheduled visits. Joel, my plumber, says it's the only PM tool he doesn't hate. I think that's a real bar."
Housemate-aware portal solved a problem he didn't know he had: "Before, if one tenant was late on rent, the other five in the house could see it in our shared group chat when I'd send the reminder. Awkward. Tenantory sends each tenant their own reminder. Housemates never know."
Up to 50 rooms for $99 a month. Flat. A 10-bedroom operator pays $9.90 per room. A 40-bedroom operator pays $2.47 per room. The math is boring and that's the point.
The ones I'd ask if I were you.
Each room is its own leaseable unit under a parent property. You draft a lease scoped to "Bedroom 3 at 412 Clinton Ave" with its own rent, deposit, start/end dates, and terms. The tenant signs it through DocuSign-level e-sign (built in, no extra fee). Six rooms in a house means six leases — each one independent, each one searchable, each one with its own renewal track.
Your 20-section state-specific lease template includes co-living clauses: exclusive use of the bedroom, shared use of common spaces, quiet hours, guest policy, cleaning schedule, and shared utility allocation. All editable. All state-compliant.
Four built-in splitting methods, set at the property level: equal per person (power bill ÷ 6), equal per room (useful when some rooms have more than one occupant), proportional to room size (based on square footage you set at room creation), or a custom formula (e.g., master bedroom pays 25%, others split the remaining 75% equally).
You upload the bill PDF or enter the dollar amount. Tenantory adds the split as a line item on each tenant's next monthly statement — clearly labeled "Power (shared, April) — your share: $34.50." Tenants see exactly what they owe and why. You never open a spreadsheet.
No. Each tenant portal is scoped to that individual tenant's lease. They see their own rent, their own payment history, their own receipts, their own maintenance tickets. They can't see what their housemates are paying, or whether someone else is behind on rent.
You as the operator optionally let tenants see shared-house info — a housemate directory (names and first-party contact info, with each tenant opting in), shared maintenance tickets for common areas, house rules, shared utility totals for the month (not per-person splits). Everything private stays private by default.
Yes. Lease terms are arbitrary — you set start and end dates per lease. Most of our student-housing operators run 4-month (fall/spring) or 9-month (academic year) leases per room. Summer leases at reduced rent are their own lease entry.
Renewal automation kicks in 60 days before lease end, so August 15 leases trigger a renewal nudge in mid-June — right before students scatter for summer. You can set per-room different renewal rates (e.g., $50 bump on long-staying tenants, flat rent for new 9-month signers).
Supported natively. An ADU is modeled as its own leaseable unit under a parent property — same data model as a bedroom, with its own address suffix ("412 Clinton Ave, Rear Cottage"), its own rent, its own utility metering, its own lease template. You can also mix models on one property: 3 bedrooms under the co-living model plus a detached ADU rented as a full private unit. Tenantory treats each correctly — the ADU tenant gets their own private portal, the bedroom tenants get the housemate-aware view.
No per-property cap. One property can have 12 bedrooms if that's how your building is zoned. The only cap is on your plan: Pro supports up to 50 total rooms across all properties, Scale is unlimited. Every co-living operator I know under 50 rooms fits Pro with room to grow.
14-day free trial. No card. If it doesn't save you 12 hours a week in the first 30 paid days, I refund every dollar and wire you $100 for your time. I have not paid it once.