Most owners buy the whole system. Some already have an inspection, or a designer, or a manager, and want only the pieces they are missing. This page is for them. Every component below is available on its own at the price shown; only the complete system includes the six free months of management and the $1,000 repair coverage.
We hire the inspector, or work with yours, and push the inspection well past the standard report: HVAC, electrical, plumbing supply and drain with a sewer camera scope, roof, foundation, windows, drainage. We produce a measured floorplan and do a dedicated review of the kitchen, because the kitchen is where coliving homes succeed or fail. You get the full report, the scope video, and a plain-English summary of what matters for eight adults living here.
Revenue by room against live comps in your submarket. An expense model built from our own portfolio's actuals. Zoning and unrelated-adult ordinance pulled in writing. HOA and CC&R search. Insurance classification checked so the binder matches the bedroom count. Parking, transit, and nearby jobs. It ends with a go or no-go recommendation and a walk-away number for your negotiation. This is the analysis that would have caught the $15,000 drain line.
We take the floorplan from the inspection (or yours) and redraw it for maximum utility: where the second and third fridges go, where cabinets and individual storage get added, camera positions, wifi nodes, lock gateways, extra outlets, and which walls and doors get insulation or solid cores so sound stays in the room it started in. Delivered as a marked-up plan your GC can bid from.
We sit down with you and your GC to walk the plan and specify fixtures and finishes: locks, ceiling fans, outlets, lighting, flooring that survives eight people. Then up to three more consultations during the build for the questions that come up once walls are open. At the end you get a final build-out floorplan with the water and gas shutoffs, sewer clean-out, breaker panel, attic access, and router location marked.
Bed orientation for door and outlet clearance. Desk and storage placement per room. Appliances positioned to the floorplan. Then a delivery staging and install sequence so the crew works in one pass. The same map becomes the photographer's shot list.
Beds, mattresses, fans, locks, cameras, wifi, appliances, window coverings, down to the trash cans, drawn from the products we have already broken and replaced across 700 rooms. You place the orders and get them on site; we make sure you are buying the right things once.
Everything assembled and installed from the placement map. Then the systems that make it a Machine home: smart-lock, camera, and wifi accounts in your name; utilities and internet provisioned; house rules and lease addendum from our library; a tenant house manual; a Tier 1 cleaner, Tier 2 plumber and electrician, and Tier 3 emergency contact sourced for this address before the first tenant; and an owner's binder with the shutoff map, every login, every warranty, every vendor.
A professional photographer stages the home and shoots stills of every room and common area, a walkthrough video, and a 3D tour. We manage the shoot, check coverage against the shot list, and deliver everything named and organized so it drops straight into listings and ads.
Listing copy written by people who fill rooms for a living. Room prices set from live comps and our portfolio data, with a strategy for opening rates versus stabilized rates. Set up on PadSplit, or on up to two other platforms you choose. Then a pricing review 30 days after launch.
A set of creatives built from the shoot in feed, story, and group-post formats, the copy for each, a posting schedule, and the list of local groups and pages that actually produce applicants in your market. For you and your manager to keep the listing full after launch.
Tenant screening, vendor management, maintenance tickets, complaint handling, pricing consults, and property ads. The full $350/month service for the six months that decide whether a home works.
Any repair, enhancement, or furniture replacement in the first six months, for any reason, we cover the first $1,000.
A coliving conversion typically runs $60,000 to $100,000 in rehab and furnishing. Hire an architect, an interior designer, and a project manager separately and their fees stack to 30 to 40 percent of that, from three firms who have never set up a coliving home. The Machine System is 20 to 30 percent, from one team that has done it 700 times, with the hard costs above already inside the number.
Put another way: roughly 100 hours of skilled work plus pass-through costs, for about $200 an hour.
Components can be bought in any combination. When more than one is purchased, they are delivered in the order above, since each one feeds the next.
| Milestone | Components | Standalone total | Milestone price |
|---|---|---|---|
| 1 · Due diligence, at signing | 01 Inspection, 02 Analysis, 03 Floorplan | $6,750 | $5,000 |
| 2 · Before closing, at floorplan delivery | 04 GC consultation, 05 Placement map, 06 Purchase list | $7,500 | $5,000 |
| 3 · After rehab, when construction-cleaned | 07 Install and systems, 08 Photo, video, 3D | $8,000 | $8,000 |
| 4 · Launch, when photos are delivered | 09 Listing and pricing, 10 Supporting ads | $3,000 | $2,000 |
| Total | Ten components, plus six months of management and $1,000 repair coverage | $25,250 | $20,000 |
Or $19,000 paid in full at signing. Milestone 1 is $4,000 when you share an existing inspection. Full terms on the home page.
Two minutes on the form. If it is a fit, you get a link to pick a time with the team right away. If it is not, we will tell you that too, and point you somewhere useful.