Coliving software that keeps your members — and your margin.
Rent by the room on your own terms: one agreement per room, weekly or monthly rent, shared bills split fairly onto each member's invoice, and house rules everyone signs. A flat subscription instead of a cut of every payment.
No card to start · No take rate on rent · Your members stay yours
| Room 1 · Maya R. | $215/wk | Rules signed |
| Room 2 · Jordan K. | $890/mo | Wifi share +$12 |
| Room 3 · Priya S. | $905/mo | On kitchen duty |
| Room 4 · Alex T. | $230/wk | Rules unsigned |
| Room 5 | — | Vacant |
Built for houses shared by the room
The parts generic landlord software leaves you to run in a spreadsheet and a group chat.
Room agreements, weekly or monthly
One agreement per room inside one address, with its own rent, billing cycle and deposit. Fast move-ins and move-outs for houses that turn over often.
Utilities and wifi, split fairly
Enter the house bill once and split it equally, by occupants (RUBS) or by usage. The common-area share stays out, and each member's portion lands on their own bill.
House rules, signed
Publish house rules as versioned text; each member is emailed and signs in their portal, and again when you change them. You can see at a glance who hasn't.
Chores and common areas
A cleaning rota that rotates on its own and emails whoever's turn it is, plus work orders for the kitchen, bathrooms and other shared spaces.
Messages and a conflict log
Members message you in the portal. When two of them clash, log the facts and the outcome so the next conversation starts from a record.
P&L per room and per house
Billed, collected and outstanding for every room, house costs shared across rooms, and the net for each house — on real double-entry accounting.
Local rules, flagged
Occupancy caps on unrelated people and rooming-house licenses, by city and state. A house above its city's cap gets a warning before an inspector does.
Screening, fair-housing safe
Applications run through the same screening for everyone. No roommate matching on protected traits, and house rules that read like a preference get flagged.
A subscription, not a cut of your rent
Marketplace models charge hosts per payment. Proprietio charges per room, flat, and the members you find stay your members.
| 6 rooms at $850/month | Proprietio Coliving Lite | Take-rate model* |
|---|---|---|
| Monthly cost | $33 | $408 (8% of $5,100) + 10 days' dues per new member |
| Who owns the member relationship | You | The platform |
| Your books | Double-entry accounting, per-room P&L | Payout statements |
*PadSplit's host fee model: 100% of the first 10 days of dues for each new move-in, plus 8% of member payments settled in the month — PadSplit help center, "What is PadSplit's fee model for hosts?", read October 19, 2026. Terms change; check theirs before you compare.
Honest about what we're not (yet)
Priced per room, published
One house or a hundred: the price follows your rooms, and nothing caps your portfolio. Pay yearly and get two months free.
- Room agreements, weekly or monthly
- Utilities & wifi split, house rules, chores
- Local-rule warnings and P&L per room
- Member portal + online rent
- Everything in Lite
- For portfolios past 30 rooms
- One price per room, every house
- Portfolio P&L across houses
- Everything in Pro
- A lower per-room rate at volume
- Set up with our team
Enterprise is set up with our team. Prices in USD, before applicable tax.
Questions hosts ask
Do you find members for my rooms?
No. Proprietio is not a marketplace. You list your rooms where you already do; we run everything after the application: screening, the room agreement, rent, shared bills, house rules and chores.
Can I bill some rooms weekly and others monthly?
Yes. Each room agreement is weekly or monthly. Weekly rent is invoiced every Monday on its own, and a weekly room is never billed monthly as well.
How do members sign the house rules?
You publish the house rules; each member is emailed, reads them in their member portal and signs by typing their name. When you change the rules, everyone signs the new version.
Are the local occupancy rules legal advice?
No. They are reminders, marked unverified until reviewed, with their source. Set your own city's cap on each house; we warn you when a house holds more members than the cap.
Is there a limit on rooms or houses?
No. The price follows your rooms; the Enterprise plan has no room cap.
Get a free audit of your houses.
Tell us how many houses and rooms you run and how you bill today. We'll walk through your numbers with you — utilities, turnover, what a take rate costs you — and show where Proprietio fits.
- Your report is emailed in minutes.
- Competitor prices are sourced and dated.
- No call unless you ask for one.
Coliving
Your houses, your members, your books.
Start with one house. Add the rest when you're ready.
Start free trial
For property managers & staff