Coliving Operator Templates

Revenue

• • Rent income (net effective — incentives deducted)
• • Other income: services, events, fees
• • — Total revenue · RevPAB = total ÷ beds

Fixed costs

• • Property rent / lease (or debt service)
• • Staffing (incl. share of your own time, honestly)
• • Utilities base + internet
• • Insurance, software, subscriptions
• • Marketing (budgeted, not leftover)
• • Maintenance reserve (monthly, even if unspent)
• • Compliance & licensing (annualised ÷ 12)

Variable costs (per occupied bed)

• • Marginal utilities
• • Cleaning consumables & laundry
• • Payment processing
• • — Contribution per bed = rent − variable

Outputs to watch

• • Operating margin %
• • Break-even occupancy (fixed ÷ contribution ÷ beds)
• • Utilities cost per bed (leak detector)
• • Maintenance spend vs reserve

Shared spaces

• • Dishes: same day, always
• • Communal surfaces clear by morning
• • Label your food; shared shelf is shared
• • Last to leave the lounge resets it

Noise & guests

• • Quiet hours: 23:00–07:00 (weekdays)
• • Guests welcome; overnight guests X nights/month, tell the house
• • Parties: ask the house first, not forgiveness later

Home operations

• • Maintenance issues → ticket/app, not the group chat
• • Bins: rota posted on the fridge — swap, don't skip
• • Keys/fobs: never copied, lost = replaced at cost

Respect layer

• • Disagreements: talk first, escalate to manager second, never the group chat
• • The house is everyone's home — treat rooms' privacy as absolute

Identity & right to rent

• • Photo ID verified
• • UK: Right to Rent check completed & documented
• • Contact details + emergency contact

Financial

• • Affordability: rent ≤ ~35-40% of net income (or guarantor)
• • Proof of income / employment / studies
• • Previous landlord reference (one question that matters: 'would you rent to them again?')

Community fit (conversation, not interrogation)

• • Why coliving, why now?
• • Move-in date & intended stay length
• • Daily rhythm: WFH? early/late? social expectations?
• • House rules walked through & acknowledged in writing

Discipline

• • Same process for everyone — consistency is both fairness and legal safety
• • Never filter on protected characteristics (UK Equality Act)
• • Gut feeling = ask one more question, not reject silently

Commercial terms

• • All-in rent + exactly what it includes
• • Fair-usage note for utilities (published band, warning-first)
• • Deposit amount + protection scheme + return timeline
• • Minimum stay, notice period, renewal mechanics

House operations

• • House rules incorporated by reference
• • Room transfer / house move policy
• • Guest policy
• • Access for maintenance & inspections (notice terms)

Exit terms

• • Move-out inspection process + condition record reference
• • Deduction process with evidence requirement
• • Early exit terms (re-letting logic beats punitive fees)

Compliance hooks

• • Gas/EICR/fire documentation provision
• • Manager contact details (HMO duty)
• • Data/privacy note for resident information