Stop managing your coliving property.
Start buying the next one.
If you are still screening tenants, chasing plumbers, and answering the 9pm texts yourself, you do not own an investment. You own a job. We take the operations off your desk for a flat $350 a month. Be as hands-off as two hours a week, or as involved as you like. Your call.
Which plan is yours?
Three questions. We will show you the plan and the price.
Plus a one-time $350 setup to get your property, tenants, and vendors into our systems.
- Tenant screening on every applicant: prospect form, phone screen, and a third-party background check
- All tenant communication: complaints, questions, follow-ups, the 9pm texts
- Maintenance tickets end to end: intake, triage, dispatch, verification, payment
- Vendor sourcing and management across all three tiers
- Eviction assistance when it comes to that
- Room-rate pricing consults and performance recommendations, unprompted
- Property ads posted in the Facebook groups that produce applicants
- Direct line to the team running your home: instant messages, regular reports, calls when you want them
Everything above except vendor and maintenance management: screening, tenant communication, eviction assistance, pricing consults, property ads, and your direct line to the team. We log and relay every maintenance request to you or your rep. Built for house hackers who like doing repairs and for portfolio owners who already have a maintenance operation. Same $350 setup, same 60-day guarantee.
We recommend PadSplit for tenant acquisition. When it is not available or not what you want, this add-on covers listing development, hosting your lease, screening, and guiding prospects to signing until the home is full.
Bought the Machine System? Property Services is included free for your first six months.
One avoided bad tenant pays for a year of this.
Coliving is not a house with more tenants. It is a small business with eight customers under one roof, and it fails in the details: the applicant who lied on the form, the cleaner who stopped showing up, the maintenance ticket nobody closed, the room that sat empty for six weeks because the price was wrong.
Each of those costs more than our fee. A tenant who has to be removed costs months of rent, damage, and turnover. A vacancy month on one room is the fee twice over. An emergency plumber called because nobody had a roster runs well above the normal bill. We built a team and a set of systems to catch those details, and we run them across 700+ rooms every week.
What you keep is full visibility. Our clients have direct access to the people running their property. You will always know what is happening. You just will not have to be the one doing it, unless you want to be.
Every applicant, three gates
- A prospective tenant form that asks the questions most landlords skip
- A phone screen with a member of our team, because people say things on the phone they would never type
- A third-party background check, separate from whatever the listing platform ran
Every home, three vendor tiers
- Tier 1, recurring: cleaners, landscapers, pest control, handymen on a schedule. The eyes and ears on the property.
- Tier 2, on call: plumbers, electricians, HVAC, locksmiths. 24-hour response, two backups per trade, working inside a spending limit you set.
- Tier 3, emergency: active leaks, electrical hazards, HVAC failure in season, roof and structural. Immediate dispatch, you are called right after, you approve the full scope.
Every vendor is paid only after verified completion and reviewed quarterly.
The Property Assessment. Find out what you actually own before it costs you a tenant.
Turnkey usually means someone else's shortcuts are now yours. If your home has ongoing problems, or you bought it set up and have never verified what was done, this is where to start. We hire and oversee a third-party inspector for a complete look at every system and every room, analyze what is going on physically, operationally, and financially, and hand you a written 90-day action plan with priorities, costs, and who does what.
Then we tell you the truth. Most homes come back as "take it on, here is what to fix." Some come back as "fix these first, and we can manage the fix." Occasionally one comes back as "this is not a home we would manage, and here is why." You get the same honesty either way.
Replaces the $350 setup when you come on as a management client afterward
- Third-party inspection, hired and overseen by us, every system and every room
- Physical, operational, tenant, and financial diagnosis
- Written 90-day action plan with priorities and costs
- Full onboarding into our systems if you continue to management
Try it for 60 days. If it is not what you hoped, every management fee comes back.
Sixty days is long enough to see how we screen, how fast tickets close, and what a month of reports looks like. If at the end of it you would rather have your property back, say so. We refund every management fee you have paid and hand you a documented home: tenant records, vendor roster, open tickets, all of it. No argument.
We can offer that because owners who see the first 60 days almost never leave. If we are wrong about that, it costs us, not you.
What it looks like from the other side.
"Working with CoLiving Operations our properties are now actually making money for us and we have our time back!"
"We didn't initially apply all of the recommended furniture that CoLiving Operations has. We've had to replace a dozen beds at high expense as a result, replacing them with the recommended items. CoLiving Operations knows what they are talking about. Please listen to them, you will save money and headaches."
"We tried taking management on ourselves. A year later, with low occupancy and bad tenants, we went back to CoLiving Operations. They have cleared out the rabble and are making great progress on turning our properties around. Work with those who know things. We have big plans and CoLiving Operations is an integral part of them."
Operators, not a call center.
David Edwards
Operating coliving homes for more than five years. Oversees 700+ rooms across a dozen-plus cities, owns coliving properties himself, and manages for other investors. The team running your home runs his too.
- Main stagespeaker at the Co-Living Conference, Denver, every year
- ElectedCoLiving Advisor and member of the CoLiving Council
- 9,400+members in the CoLiving Operations Facebook group, 600+ in the Skool community
Codie Thompson
Runs every Machine System install and applies the systems your management team works from: locks, cameras, wifi, house rules, vendor bench, owner's binder. When a managed home needs a reset, she is who we send.
Your operations team
A named team that knows your property, not a ticket queue. They screen your applicants, dispatch your vendors, verify the work, send your reports, and pick up when you call.
The questions we get on every call.
Is the fee per property or per room?
What is the difference between Property Services and Co-Host?
What is not included?
Do I have to use PadSplit?
How involved do I need to be?
Do you work in my state?
How does the 60-day guarantee work?
Tell us about the property. We will send your plan and a first-90-days outline before the call.
Two minutes on the form. We read it before we talk, so the call is about your property, not about us.
- No cost, no obligation
- You talk to the operators, not a sales rep
- We will tell you which plan fits, or if we are not the right fit