Residents and a cook prepare a communal meal in a sleek, modern boarding house kitchen at dinner time.

Starting a Boarding House: What Every Step Involves

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How to Start a Boarding House Business

The operations of a boarding house includes providing private furnished rooms for rent in a shared-facility property. Tenants share a kitchen, bathrooms, and common areas. You collect rent on a weekly or monthly basis and manage the property, the people in it, and the compliance obligations that come with renting to multiple unrelated individuals.

This is not a passive investment. It is an active, hands-on business that combines property management, landlord responsibilities, tenant relations, and multi-layered regulatory compliance. Before you commit to a property or spend a dollar on renovation, it’s worth asking whether this model genuinely fits your life.

Are you ready to respond to maintenance issues on short notice? Can you enforce house rules calmly and consistently? Do you have the patience to manage conflict between unrelated tenants living in close quarters? These aren’t abstract questions — they define what your days will look like once the doors open.

You’ll also want to think through the financial pressure of the ramp-up period. A boarding house rarely fills immediately. If you have a mortgage and operating costs starting on day one, you need reserves to carry the property for several months before income stabilizes. Does your household have the financial cushion to absorb that gap?

Speak with experienced boarding house operators before you go further. Find owners who don’t compete in your target market and ask them directly what the first year looked like. Firsthand owner insight is worth more than any checklist, because every operator’s experience is different — but the patterns are real and worth knowing before you commit. Prepare your questions in advance so those conversations are useful.

You should also think through your entry path. You can purchase a property and convert it, start with a property you already own, or buy an existing boarding house that is already licensed and operating. Each path has different risks, costs, and timelines. The right choice depends on your budget, your tolerance for a permitting and renovation process, and how quickly you need to generate income.

Demand for shared housing is growing. The rooming and boarding house industry reached approximately $3 billion in 2024, driven by housing affordability pressures in urban markets. Properties near colleges, hospitals, transit corridors, and major employers tend to fill fastest and command the strongest room rates. But demand alone doesn’t make a boarding house viable — local zoning and regulatory feasibility must be confirmed first, and that happens before any other step.

The startup process for a boarding house is more complex than most room-rental arrangements. Zoning, licensing, fire safety, landlord-tenant law, and insurance all require your attention before you accept your first tenant. The steps below take you through that process in the order they need to happen.

Red Flags Before You Start

Several problems should make you pause before committing to this business. Some can be resolved with more research. Others may mean the model isn’t viable in your target location — or isn’t the right fit for you right now.

Reconsider, delay, or change your approach if any of these apply:

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  • The target property is in a standard single-family residential zone. Most of these zones prohibit renting rooms to multiple unrelated tenants. A conditional use permit is not guaranteed and can take months, with a real risk of denial. Confirm zoning before anything else.
  • The renovation and code-upgrade costs make the numbers not work. Older homes converted to boarding house use often need fire safety upgrades, additional bathrooms, and electrical work. If those costs push your total investment beyond what local room rates can recover, the project may not be viable at that property.
  • Local room rates are too low to cover costs at realistic occupancy. Plan for 10–20% vacancy. If the model doesn’t work at that vacancy rate, the location or the property may be wrong.
  • The licensing or permitting process could delay your opening significantly. Multi-agency approval processes in some jurisdictions can take much longer than expected. Operating without required permits can result in closure orders and substantial daily fines.
  • The property is in an HOA community. CC&R restrictions may prohibit renting rooms individually to unrelated tenants, regardless of what local zoning permits. Review the governing documents before purchasing.
  • You’re not prepared for active tenant management. Shared-living environments generate more conflict, maintenance issues, and landlord-tenant legal exposure than standard single-unit rentals. If you prefer a hands-off investment, this model will disappoint you.
  • You don’t have adequate cash reserves for the ramp-up period. Plan for at least 3–6 months of operating costs before income stabilizes. If you can’t carry the property during that gap, you’re starting under serious financial pressure.
  • You don’t yet understand your state’s landlord-tenant law. In most states, a tenant who has lived at a property for 30 or more days acquires residential tenancy rights. You cannot lock them out without a court order. Operators who don’t know this before they start create real legal exposure for themselves.

Step 1: Assess Your Fit and Talk to Owners

Before you look at properties or review permits, honestly evaluate whether you’re suited for this business.

You’ll be managing a property where multiple unrelated people live under one roof. That means responding to maintenance requests, enforcing house rules, handling tenant conflict, coordinating tradespeople, and in some cases pursuing formal eviction proceedings. Some of that happens on evenings and weekends.

Ask yourself whether you can handle all of the following:

  • Regular property walk-throughs and maintenance follow-up
  • Calmly managing tenant disputes over shared spaces
  • Carrying the financial weight of the property during a ramp-up period
  • Staying on top of annual license renewals, inspections, and compliance updates
  • Following formal eviction procedures when a tenant needs to be removed

These aren’t worst-case scenarios — they’re routine parts of running a boarding house.

Talk to boarding house operators who don’t compete in your target area. Prepare specific questions before those conversations: How long did it take to fill the rooms? What were the biggest compliance surprises? What do you wish you had done differently before opening? Their answers will tell you more about this business than any online guide. Understanding what ownership actually demands before you start is one of the most useful steps you can take.

Step 2: Confirm Zoning and Regulatory Feasibility First

This is the most critical step in the entire process — and it must happen before you purchase or lease any property.

Boarding house operations are prohibited in many residential zones. Most single-family zoning codes limit the number of unrelated occupants or define “family” in a way that effectively bans multi-tenant room rentals. Running an unlicensed operation can result in closure orders and daily fines that add up quickly.

In many jurisdictions, a boarding house use requires a conditional use permit (CUP) from the zoning board. A CUP requires a public hearing, neighbor notification, and planning commission approval. The process can take months and may be denied. Mixed-use, commercial, or multi-family zones are more likely to allow boarding house use outright or with fewer barriers.

Before you commit to any property, verify these points with your local planning and zoning department:

  • Is a boarding house or rooming house permitted in the zone covering the target property?
  • Is it a permitted use outright, or does it require a conditional use permit?
  • What licenses, permits, and inspections are required before you can rent individual rooms to unrelated tenants?
  • Does the jurisdiction require a specific lodging house or rooming house license?

If the property is in an HOA community, also review the CC&R documents. Some governing documents prohibit renting rooms individually or operating any commercial activity on a residential lot, regardless of what local zoning allows.

Do not purchase or lease a property until zoning has been confirmed in writing. Getting this right early prevents the most common and costly startup mistake in this business.

Step 3: Define Your Business Model and Target Tenants

Once you’ve confirmed that a boarding house is viable in your target area, decide how your operation will actually work.

The most important decisions at this stage include:

  • Who are your tenants? College students, traveling contract workers, healthcare workers on assignment, people in housing transition, low-income long-term residents, and young professionals all have different needs, payment patterns, and stay lengths.
  • How long will stays be? Weekly and monthly stays are the most common. Stay length affects which landlord-tenant laws apply — and in most states, any tenant who stays 30 days or more acquires residential tenancy rights that require formal eviction proceedings to end.
  • Will rooms be furnished or semi-furnished? Furnished rooms command higher rates but increase turnover costs and require more maintenance.
  • Will you bundle utilities and Wi-Fi into the room rate? All-inclusive pricing is easier to market and manage. Billing separately adds complexity.
  • Will you provide meals? The traditional boarding house model includes meals, but meal service adds food service licensing requirements. Most modern operators offer room-only rentals.
  • Will you live on-site? Owner-occupied properties with 4 or fewer rental units may qualify for limited Fair Housing Act exemptions. On-site owners also respond faster to tenant issues — but with less separation between business and personal life.

These decisions shape your cost structure, your pricing, your compliance obligations, and what your daily schedule will look like. Lock them in before you evaluate specific properties.

Step 4: Validate Local Demand Before Committing to a Property

The strongest boarding house locations are near colleges, universities, hospitals, major employers, and transit corridors.

These places create a steady flow of tenants who need affordable short- or medium-term housing: students arriving each semester, contract workers on three-month assignments, and people relocating for jobs who need somewhere to land before signing a longer lease.

Research the local rental market before you settle on a location. Look at average room rental prices for shared housing in the area. Check how many competing options exist — other boarding houses, co-living spaces, single room occupancy (SRO) buildings, and extended-stay hotels all compete for the same tenants.

If vacancy rates in the local rental market are low and rents are high, demand for shared housing is likely strong. If extended-stay options are already saturated, filling your rooms will take longer and may require lower pricing than your model can support. Understanding local supply and demand before you commit to a property is how you avoid opening in the wrong location.

Step 5: Run a Profit and Break-Even Check Before Purchasing

Before you buy a property or sign a lease, build a revenue and expense model using real local numbers.

Start with revenue. Multiply your planned number of rentable rooms by the realistic weekly or monthly room rate you can charge in that market. Then reduce that figure by 10–20% to account for vacancy. That adjusted number is your realistic gross revenue — and it needs to cover all of your costs before you earn anything.

Your recurring fixed costs will likely include:

  • Mortgage or rent payments
  • Utilities (typically bundled into room rates and paid by the owner)
  • Habitational insurance premiums
  • Property taxes
  • Licensing and inspection fees (annual)
  • Maintenance and repair costs — plan for a reserve of at least 10% of collected rents
  • Any staff or contractor costs for cleaning and maintenance

The margin on a boarding house can be thin, especially in the first year while occupancy is building. If your model doesn’t generate meaningful net income at 80–85% occupancy, revisit the property, the room pricing, or the location before committing.

You also need to confirm you have enough capital to carry the property through the ramp-up period — often 3–6 months — before income stabilizes. Estimating profitability before a major financial commitment is one of the most important decisions you’ll make in this process. Getting that calculation right before you sign anything puts you in a much stronger position on opening day.

Step 6: Find and Evaluate the Right Property

Once you’ve confirmed zoning, defined your model, and verified that demand and profitability are realistic, you’re ready to evaluate specific properties.

The layout matters as much as the location. Look for a property that can support private bedrooms with adequate shared bathroom access. Most jurisdictions require that every bedroom has access to a toilet and sink without passing through another tenant’s bedroom. Some codes use an occupancy-based bathroom standard — roughly 1 toilet per 8–12 occupants is a common benchmark, but your local code may differ. Confirm the exact requirement with your building department before finalizing a property.

Assess the kitchen capacity. A boarding house kitchen needs to handle multiple people cooking at the same time. That means adequate counter space, sufficient refrigerator capacity, and enough storage to give each tenant a labeled space.

Pay close attention to the condition of the electrical, plumbing, and HVAC systems. Older homes being converted to boarding house use often need system upgrades to meet current code — and that work must be permitted and inspected. Have a licensed property inspector evaluate the building before you make an offer.

If you’re considering buying an existing, licensed boarding house rather than converting a property, that can reduce the permitting and renovation burden. But you’ll inherit the existing tenants, their tenancy rights, and the property’s compliance history. Professional legal and financial due diligence is essential before purchasing an operating boarding house.

Step 7: Secure Financing

Arrange your financing before you make an offer on a property.

Lenders may classify a boarding house differently than a standard residential property. Some require commercial lending terms rather than a standard residential mortgage. Ask your lender specifically how they classify multi-tenant room-rental properties before you begin the application process.

Funding options to explore include:

  • Conventional residential mortgage (if the property qualifies)
  • Commercial real estate loan
  • Home equity loan or HELOC (if converting a property you already own)
  • SBA 7(a) or 504 loan (for eligible commercial property purchases)
  • Private investor or partnership

Your financing needs to cover the purchase price, closing costs, renovation and build-out, initial licensing and permit fees, furnishings and equipment, and operating reserves during the ramp-up period. Underestimating the total capital requirement is a common reason first-time boarding house operators face cash flow problems in the first year. If you need guidance on securing a business loan, review your options before approaching lenders.

Step 8: Set Up Your Legal Structure and Register the Business

Choose your business entity before you sign any contracts or open any accounts.

An LLC (limited liability company) is the most common choice for boarding house operators because it provides a legal separation between your personal assets and the liabilities of the rental business. Tenant injury claims, property lawsuits, and fair housing complaints can all generate significant legal exposure. An LLC puts a layer of protection between those risks and your personal finances.

You can learn more about choosing the right business structure before you register. Once you’ve decided, register your entity with your state’s secretary of state office.

If you’re operating under a name other than your legal entity name, register a DBA (doing business as) with your state or county. Obtain a federal Employer Identification Number (EIN) from the IRS — you’ll need it for banking, tax filing, and any employer accounts. It takes only a few minutes to apply at IRS.gov/EIN.

Open a dedicated business bank account and keep all rental income and expenses completely separate from your personal finances from the start. Mixing personal and business funds creates accounting problems and can weaken your LLC’s liability protection.

Step 9: Obtain All Required Permits and Licenses

This step is non-negotiable. Do not accept any tenants until every required permit and license is in hand.

The licensing requirements for a boarding house vary significantly by jurisdiction. Some states — New Jersey is a well-known example — have statewide boarding and rooming house licensing laws that require annual inspections and licensure at the state level. Most states leave this to local jurisdictions. Either way, you need to identify exactly what applies to your property and your city or county before you open.

Common permits and licenses to verify locally include:

  • General business license — required in most cities and counties
  • Boarding house, rooming house, or lodging house license — many cities require a specific operational license for multi-tenant room-rental properties, separate from a general business license
  • Conditional use permit (CUP) — required in some zones even after zoning allows boarding house use in principle
  • Certificate of occupancy (change of use) — if you’re converting a property from single-family use, a new or amended certificate of occupancy from the building department is typically required
  • Food service license — required if you provide meals; verify with your local health department
  • Sales or lodging tax registration — some states and cities apply a transient occupancy tax to room rentals under 30 days; verify with your state and city revenue offices

Violations carry real consequences. Many jurisdictions impose daily fines of $100–$1,000 for operating without required permits, and repeated or serious violations can result in a closure order. Getting your licenses and permits right before opening is one of the clearest ways to protect the investment you’re making.

Step 10: Complete All Building, Fire, and Safety Upgrades

Before any tenant moves in, your property must meet the building and fire code requirements that apply to your occupancy type.

Under the International Building Code (IBC) and International Fire Code (IFC), boarding houses are typically classified as Group R-1 (transient occupancy, stays under 30 days) or Group R-2 (non-transient, longer-term occupancy), depending on your model. That classification determines which fire protection and life safety standards apply. Your local building and fire departments apply these standards with local amendments, so the exact requirements are jurisdiction-specific.

Typical fire and life safety requirements for boarding houses include:

  • Hardwired, interconnected smoke alarms in every sleeping room, outside sleeping areas, and on every level
  • Carbon monoxide alarms where required by state law or where fuel-burning appliances are present
  • Fire extinguishers in required locations — the fire marshal will specify where
  • A fire alarm notification system in interior corridors (required for some R-1 occupancies)
  • Exit signage and emergency lighting (required for some occupancy classifications)
  • Sprinkler systems (may be required depending on building size, occupancy type, and local amendments)

Meet with your local fire marshal and building department before renovation begins — not after. They can tell you exactly what your property needs based on its size, layout, and occupancy classification. Renovation work done without permits is one of the most common reasons boarding houses fail inspections or face costly do-overs.

All electrical, plumbing, and HVAC work must be permitted and inspected. Use licensed contractors for all of this work. Having every permit and inspection signed off before opening day eliminates the most common compliance crisis new operators face.

Step 11: Get the Right Insurance in Place

Standard homeowner insurance and most standard landlord policies do not cover boarding house operations.

If you open under the wrong policy and a tenant is injured, a fire damages the property, or a liability claim is filed, you may have no coverage at all. You need commercial habitational insurance — also called landlord insurance for multi-tenant residential rental properties — that specifically covers a boarding house or rooming house operation.

Key coverage types to obtain and compare:

  • Commercial rental property (habitational) insurance — covers the building and contents
  • Commercial general liability insurance — covers bodily injury and property damage claims from tenants and visitors
  • Loss of rental income coverage — covers revenue loss during a covered event such as fire damage
  • Workers’ compensation — required if you hire staff; requirements vary by state
  • Tenant discrimination liability coverage — covers legal defense costs related to Fair Housing Act claims

When you speak with insurance providers, tell them you’re operating a boarding house or rooming house. Verify that the policy explicitly covers that operation type. Getting the right business insurance in place before any tenant occupies the property protects everything you’ve built to this point. This is one item that should be confirmed before opening day, not after.

Step 12: Understand Your Landlord-Tenant Obligations

Boarding house operators are landlords in the eyes of the law — and in most states, that comes with detailed legal obligations that apply regardless of what you call the tenancy.

The most important distinction to understand is this: in most U.S. states, any person who stays at your property for 30 days or more acquires residential tenancy rights. That means you cannot remove them without going through formal court-ordered eviction proceedings. You cannot change the locks. You cannot remove their belongings. Attempting an informal lockout is illegal and can expose you to significant liability.

Your written occupancy agreement or room rental agreement must comply with your state’s landlord-tenant law. Have a local real estate attorney review your agreement before you use it. The agreement should cover rent amount, due date, late fees, house rules, notice requirements, and what happens if a tenant violates the terms.

Fair Housing Act obligations apply to your operation:

  • You cannot discriminate in advertising, tenant selection, or occupancy terms based on race, color, religion, sex, national origin, familial status, or disability.
  • Occupancy limits must be applied consistently and based on physical constraints — not used to screen out families or other protected groups.
  • Owner-occupied buildings with 4 or fewer rental units may qualify for limited exemptions, but discriminatory advertising is still prohibited regardless of building size.

For boarding houses offering primarily short-term stays under 30 days, ADA Title III accessibility requirements may apply to common areas — with an exception for owner-occupied facilities with 5 or fewer rooms for rent. Check with your local authority if your operation falls near this threshold.

Your house rules document — covering quiet hours, guest policies, kitchen etiquette, laundry, parking, and smoking — should be clear, written, and distributed to every tenant at move-in. Consistent enforcement of written rules makes everything easier if a dispute ever needs to go to court.

Step 13: Prepare the Property and Set Up Operations

With permits in hand, insurance confirmed, and your legal framework in place, it’s time to finish the property and set up the operational systems you’ll need from day one.

Property preparation checklist:

  • All rooms furnished and equipped: lockable bedroom door, bed and mattress, storage furniture, desk and chair (if targeting workers or students), window coverings
  • Shared kitchen stocked: multiple refrigerators or one large unit, stove, microwave, adequate labeled storage per tenant, cleaning supplies
  • Shared bathrooms functional: adequate toilets, sinks, and showers for your occupancy size (confirm the ratio with your local code); lockable doors; ventilation fans
  • Common areas set up: seating, adequate lighting, shared laundry access (in-unit machines or nearby laundromat arrangement)
  • All required safety equipment installed and confirmed with the fire marshal
  • Required exterior signage posted (manager contact, license number — requirements vary locally)

Operations setup checklist:

  • Tenant screening process in place: credit check, background check, rental history, and references — applied consistently to every applicant
  • Rent collection system set up: decide on payment method (online platform, check, or cash with receipts) and confirm it complies with your state’s requirements
  • Security deposit handling compliant with state law — many states require security deposits to be held in a separate account
  • Maintenance request and response process documented
  • Recordkeeping system in place for tenant files, payment records, license and inspection documents
  • Tax reporting setup confirmed with a CPA — particularly whether your income goes on Schedule E or Schedule C

Having these systems running before the first tenant arrives makes opening day go more smoothly — and prevents the operational scrambles that catch new operators off guard in the first month.

Business Plan

A boarding house startup requires a written plan that ties together your property decision, your financial model, your compliance path, and your operating setup. Without a plan, it’s easy to underestimate startup costs, overlook compliance timelines, or commit to a property before the numbers have been verified.

Your financial model is the core of the plan. Use your actual projected number of rooms, real local room rates, and a realistic vacancy assumption of 10–20%. That adjusted revenue figure must cover your mortgage or rent, utilities, habitational insurance, property taxes, maintenance reserve (at least 10% of collected rents), and any staffing or contractor costs. If it doesn’t, the property, the pricing, or the location needs to change before you commit.

Your plan should also capture your startup cost categories: property acquisition, renovation and build-out, furnishings and equipment, permits and licensing fees, insurance premiums, professional services (attorney, CPA, contractor), and operating reserves for the ramp-up period. These are items to get local quotes on — not numbers to guess.

Include your compliance timeline. Zoning confirmation, permit applications, building inspections, fire marshal sign-off, and licensing all take time. A plan that doesn’t account for that timeline can lead to a property sitting vacant while you wait for approvals you should have started months earlier.

Your plan should also address your funding structure — how much you need, where it comes from, and how much operating capital you’ll hold in reserve. Knowing when the business is expected to reach stable occupancy, and what your cash position looks like during that period, is what separates prepared operators from ones who run out of runway before they get there. Learn more about writing a business plan as you work through yours.

Opening-Day Red Flags

Before you hand over the first key, confirm that every item on this list is fully resolved. Opening with any of these unfinished creates legal exposure, compliance risk, or operational chaos from day one.

  • Not all permits and licenses are issued. This is a hard stop. Do not accept any tenant until every required license is in hand — including the general business license, boarding house or lodging house license, any CUP, and the certificate of occupancy if a change of use was required.
  • Fire and building inspections have not been signed off. All renovation work must be permitted, inspected, and approved. The fire marshal must confirm that all required safety equipment is installed and operational before occupancy.
  • Insurance is not active. Your habitational insurance policy must be in force before any tenant steps through the door. Confirm this in writing from your insurer.
  • Occupancy agreements have not been reviewed by an attorney. Do not use a template you found online without having a local real estate attorney review it for compliance with your state’s landlord-tenant law.
  • The rent collection and security deposit system is not set up. You need a working payment method and compliant security deposit handling before you collect anything from a tenant.
  • Required exterior signage is not posted. Some jurisdictions require a manager contact sign and license number on the building exterior. Confirm and post before opening.
  • Tax reporting has not been clarified with a CPA. Boarding house income is typically reported on Schedule E, but if you provide substantial services to tenants, the IRS may require Schedule C, which is subject to self-employment tax. Confirm the correct classification before your first tenant moves in.
  • The property has not been fully inspected after renovation. Walk every room, shared bathroom, shared kitchen, and common area before move-in. Catch maintenance issues now, before a tenant notices them on day one.

Frequently Asked Questions

Do I need a special license to operate a boarding house?

Almost certainly yes, though requirements vary by location. Many cities require a specific lodging house, rooming house, or boarding house license in addition to a general business license. Some states, such as New Jersey, have statewide boarding house licensing laws with mandatory annual inspections. Operating without required licenses can result in closure orders and substantial daily fines. Contact your city and county licensing office and your state’s relevant agency before accepting any tenants.

Can I run a boarding house in a house zoned single-family residential?

In most jurisdictions, no. Single-family residential zoning codes typically prohibit renting rooms to multiple unrelated tenants. You generally need to be in a commercial, mixed-use, or multi-family zone — or obtain a conditional use permit. Verify the specific rules with your local planning or zoning department before purchasing any property.

What’s the difference between a transient occupant and a residential tenant in a boarding house?

In most U.S. states, a person who stays 30 days or more acquires residential tenancy rights and can only be removed through formal court-ordered eviction proceedings. Tenants staying fewer than 30 days may be treated as transient guests with fewer legal protections — but this also triggers different licensing and tax obligations. Consult a local real estate attorney before setting your rental terms.

What type of insurance does a boarding house need?

Standard homeowner insurance and most standard landlord policies do not cover boarding house operations. You need commercial habitational insurance that specifically covers a boarding house or rooming house. Confirm with any insurer that the policy explicitly covers your operation type before purchasing coverage.

How many bathrooms do I need?

Bathroom requirements are set by local plumbing codes and rooming house ordinances and vary by jurisdiction. Some use an occupancy-based standard of roughly 1 toilet per 8–12 occupants, but your local code may differ. Most codes also require bathroom access that doesn’t require passing through another tenant’s bedroom. Confirm the specific requirements with your local building department before finalizing renovation plans.

Do I report boarding house income on Schedule E or Schedule C?

For most operators who provide housing without significant hotel-like services, rental income is reported on Schedule E and is not subject to self-employment tax. If you provide substantial services — such as daily cleaning, meals, or concierge services — the IRS may require Schedule C reporting, which is subject to self-employment tax. Consult a CPA before filing.

Can I buy an existing boarding house instead of converting a property?

Yes, and it’s worth evaluating seriously. An existing, licensed, and operating boarding house may allow you to skip the zoning, permitting, and renovation hurdles of a conversion. However, you’ll inherit existing tenants with their tenancy rights, the property’s compliance history, and any outstanding violations. Professional legal and financial due diligence is essential before purchasing.

What are my Fair Housing Act obligations as a boarding house operator?

The Fair Housing Act generally applies to boarding house operators and prohibits discrimination in advertising, tenant selection, and occupancy terms based on race, color, religion, sex, national origin, familial status, or disability. Owner-occupied buildings with 4 or fewer rental units may qualify for limited exemptions, but discriminatory advertising is still prohibited in all cases. Some states have fair housing laws stricter than federal law with no such exemption. Consult HUD’s guidance and a local real estate attorney to understand your specific obligations.

Learn From People Already Running a Boarding House

Bill Biko — Room Rentals, Landlording, Evictions & Work-Life Balance

An audio interview with Bill Biko of The Educated Landlord, who has operated rooming houses for more than 20 years and managed over 1,500 tenants. He covers how to start a rooming house portfolio, how to handle evictions the right way, and the real operational realities that don’t show up in startup guides.

The Co-Living Show — Craig Curelop and Miller McSwain

A weekly audio podcast dedicated exclusively to the economics, operations, regulations, and startup frameworks behind shared housing and co-living at scale. Hosted by two BiggerPockets authors who are also active operators, each episode goes inside real deals, tenant strategy, compliance issues, and the financial logic behind room-by-room rental investing.

One Room at a Time — PadSplit CEO Atticus LeBlanc

An audio podcast hosted by the founder and CEO of PadSplit, the largest shared housing marketplace in the U.S. Episodes feature candid conversations with property owners, policymakers, and shared housing operators about what actually works — and what doesn’t — when building a room-rental business. Particularly useful for understanding the regulatory landscape, tenant dynamics, and the business model behind shared housing at different scales.

How We Became One of PadSplit’s Fastest-Growing Operators — Kim Russ, Blue View Partners

A written interview with Kim Russ, co-founder of Curated CoLiving Coaching and winner of PadSplit’s 2025 Fastest Expansion Award. She shares the specific decisions, partnerships, and operational systems behind rapidly scaling a shared housing portfolio — and what she learned along the way about balancing profitability with purpose.

Scale Your CoLiving Real Estate — Sam Wegert

An audio podcast that interviews active co-living investors and operators about the strategies, mistakes, and systems behind building and scaling shared housing businesses. Episodes cover property selection, tenant management, market positioning, and the practical realities of running a room-rental operation as a real business rather than a side project.

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