Built for shared housing

Co-living property management software

Most property software was built for a unit with one lease on it. Co-living is four leases, four deposits, four move-out dates, and one kitchen. RentCaddie treats the bedroom as the thing you rent.

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The room is the record, not a note on the unit

In RentCaddie a property holds units and a unit holds rooms, and the room is what carries an asking rent, an occupant, a lease, a door code, a bathroom arrangement, and its own next-available date. That sounds like a schema detail until the first move-out: when one resident leaves, one room goes vacant, and the other three tenancies are untouched.

Everything downstream reads that same room. The public listing page advertises the bedroom, the application is for the bedroom, the lease names the bedroom, the smart lock code opens the bedroom, the inspection records the bedroom separately from the shared areas, and the occupancy timeline draws one bar per bedroom rather than one bar per address.

Asking rent set per bedroom
Private, shared, or hall bathroom recorded per room
Next-available date derived from the actual last day plus your cleaning buffer
One occupancy bar per bedroom on the timeline

Four residents, four ledgers, one house

Each resident gets their own lease, their own security deposit, their own charges, and their own running balance. A housemate falling behind is one balance, not a household argument, and nothing about one resident's money is visible to the others.

Shared bills are the part that usually lives in a spreadsheet. RentCaddie holds a utility template on the property, splits the bill by the method you chose, and posts each resident's share to their own ledger as its own line, while the bill itself is recorded as a property expense with its receipt. The method is written down before the bill arrives, which is the only version of this that survives a dispute.

A separate resident ledger per bedroom
Security deposits tracked and returned per resident, on that resident's own dates
Utility splits posted as their own ledger line, with the bill on the property's books
Card and bank payments through the manager's own connected Stripe account

House rules that everyone actually signed

Shared housing runs on the shared space, so the shared space needs a document. RentCaddie carries a house rules addendum as a real attachable template — quiet hours, guests, cleaning turns, parking, trash, smoking — signed by every resident of the house on identical terms and stored against every one of their leases.

The same information reaches residents in the place they will actually look. A per-property home guide answers the repeat questions, and the resident portal holds their lease, their addenda, their receipts, and a way to message you without starting a group text.

House rules addendum attached to every per-room lease
Quiet hours and guest policy stated as terms, not folklore
Per-property home guide for WiFi, trash night, and parking
Housemate contact details shared only with the resident's consent

Turnovers that move one bedroom while three people stay

A one-room turnover in an occupied house is a different job from a whole-home make-ready, and RentCaddie scopes it that way. The move-out inspection records the private bedroom separately from the shared areas, so a shared-kitchen cleaning cost is never quietly attached to one departing resident.

Access follows the lease dates rather than the payment. A resident's door code is created when your rule says it is earned, starts working at midnight on the first day of their lease, and stops on their last day — so paying a deposit early never opens a door on somebody else's bedroom two weeks before move-in.

Bedroom and shared-area condition recorded separately, with photos
Cleaning scheduled against the actual last day, not the signed end date
Door codes bounded by the lease, revoked on the last day
The room relists automatically against its real next-available date

Straight answers

What RentCaddie does not do

We would rather you find this out here than in week three of a trial.

It is not an enterprise accounting suite. You get per-property profit and loss, a Schedule-E-ready year-end package, rent roll, and a QuickBooks-ready export — not a full double-entry general ledger, accounts payable, or bill-pay.
It does not manage community associations or commercial lease administration.
It does not run background screening itself. It collects applications, documents, and references in one place; you choose a screening provider and remain responsible for your criteria, decisions, and notices.
Money moves in, not out. Deposit returns are tracked with their deadline and their itemization; you send the funds.
Plans count active leases, so a four-bedroom co-living house counts as four. That is honest about what you are paying for, and it is worth checking against the pricing page before you commit.
It is not free, and it does not try to be.

RentCaddie is educational and operational software, not legal, tax, or accounting advice. Lease structures, occupancy limits, rental licensing, and utility rebilling rules vary by jurisdiction — use local counsel.

Common questions

What is co-living property management software?

It is software that models the bedroom as the rentable thing rather than the unit, so each resident of a shared home has their own lease, deposit, ledger, dates, and access, and one bedroom can turn over while the others stay occupied.

Can RentCaddie handle separate leases for each bedroom?

Yes. Each bedroom carries its own lease with its own rent, deposit, start and end dates, and balance, and one resident leaving does not affect anyone else's tenancy.

How does RentCaddie split shared utilities?

A utility template on the property defines the method — included, split equally, split by occupied rooms, or another disclosed rule — and each resident's share posts to their own ledger as its own line, while the underlying bill is recorded as a property expense with its receipt.

Does it work if I run co-living and whole-home rentals together?

Yes. A property can be rented as a whole unit or room by room, and the same workspace carries both, plus short-term listings if you run those as well.

Do housemates see each other's rent or balance?

No. Ledgers, documents, and balances are scoped to the individual resident. Contact details are shared with housemates only when that resident has chosen to share them.