Is this for you?
- You let by the room and need the building and the individual agreements tracked together
- Members move between rooms and you want the history to follow the person
- Shared spaces, cleaning and consumables are part of what you sell
- You are running a pure hospitality product where everyone stays a few nights — the Stay module alone fits better
- You need deep community-and-events software as the primary product
- Your model is a single building with fewer than a handful of rooms
Your module mix
Subscribe to exactly these — nothing else to pay for. Your application arrives with this mix pre-selected, and your organisation is provisioned with it on approval.
Room-level tenancies with deposits, monthly invoicing and arrears — members are tenants with real agreements, not rows in a sheet.
Empty rooms sell nightly on your own site; identical rooms pool into one product with fair revenue splits; a new lease automatically refuses if bookings conflict.
House operations: cleaning rosters, work orders, shared-asset inventory from linen to projectors.
Standardised room fit-out packages as you open new houses.
If your model includes unit sales to investors, the pipeline is built in.
This is the actual product
Real screenshots from a live portfolio — the screens your team would work in every day.
Leases, reservations, holds and turnovers on one timeline per unit. Pool lanes carry their own per-night capacity, and the same grid switches between reservations, rates and availability without touching the other two.
Every tenancy × every month: paid, partial, arrear or due — with invoicing and payment capture inline. The report your rent team lives in.
Direct vs spreadsheets plus an STR channel tool
A lease and a booking can't collide — the database refuses, listing the conflicting reservation codes.
The classic coliving failure: a member arrives to an Airbnb guest's suitcase.
Pool the six identical rooms on floor 2; weekly revenue splits equally among rooms that were actually rentable.
Whichever room the algorithm favoured earns; the others don't.
Your own booking site in six languages, your brand, 0% commission; members, guests and applicants in one people graph.
Your community's front door is an OTA listing.
Guides for coliving operators
HST/GST on Ontario rental income
Long-term residential rent is exempt from HST. Commercial rent is taxable. Short-term stays under 30 days are treated as a commercial activity by the CRA — and the $30,000 small-supplier threshold combines every property you operate, not just one.
LTB Form N1: increasing the rent
Ontario's guideline is 2.1% for 2026 and 1.9% for 2027 — but the exemption for buildings first occupied after November 2018 matters more to a growing portfolio than the rate does.
LTB Form N9: the tenant's notice to end a tenancy
The only N-form the tenant serves. Landlords search for it constantly — usually because they have been handed one, or because they are about to make the mistake of sending one.