Every successful business begins with a simple observation.

For ROOMS®, that observation was that the rental market was changing.

In 2011, increasing numbers of professionals were choosing to rent rather than buy. Young workers wanted flexibility. Employers were becoming more mobile. People were relocating more frequently and looking for affordable, well-managed accommodation in areas they could not otherwise afford to live in.

Yet the experience offered by much of the shared housing sector often fell short of expectations.

Many properties were poorly presented, poorly managed and operated with a focus on buildings rather than people. Whilst landlords faced challenges around void periods, tenant management and legislative compliance, tenants often struggled to find accommodation that felt safe, welcoming and professionally run.

It was during this period that Iain English began exploring the sector.

What started as a search for a scalable business opportunity quickly evolved into something much larger. Working initially from a shed at home and letting rooms from his own property in Tunbridge Wells, Iain saw first-hand the growing demand for quality shared accommodation and the significant gap between what tenants wanted and what the market was providing.

The more he learned, the more convinced he became that this was not simply a property business.

It was a service business.

The opportunity was not just to manage houses, but to create a better experience for everyone involved. Landlords needed a trusted partner who could maximise occupancy, protect their investment and reduce day-to-day involvement. Tenants wanted professionally managed homes where they felt comfortable, respected and valued.

By 2012, the foundations of what would become ROOMS® had begun to take shape.

The focus was simple:

  • Deliver high-quality shared accommodation.
  • Provide exceptional customer service.
  • Create systems that could consistently achieve both.

Every landlord interaction, tenant enquiry, viewing, check-in, maintenance process and compliance procedure became an opportunity to improve the model. The business grew steadily and, with each new property, the vision became clearer.

At around the same time, Gary Winter was building a successful career helping businesses grow through franchising and operational development.

Having worked extensively within property, financial services and franchise businesses, Gary had seen first-hand the difference that robust systems, repeatable processes and strong leadership could make to business performance. He understood that the most valuable businesses were not those dependent upon individual personalities, but those built around proven frameworks that others could successfully follow.

When Gary and Iain began discussing the business, they quickly recognised a shared belief.

The property sector did not need more agents.

It needed better operators.

They believed landlords deserved a more professional service. They believed tenants deserved a better living experience. Most importantly, they believed that if the business could be systemised correctly, other entrepreneurial individuals could benefit from the same opportunity.

What followed were countless conversations about service standards, operational processes and long-term vision.

Rather than focusing solely on growing a local property management company, they focused on creating something capable of lasting far beyond themselves.

Every process was examined.

Every assumption was challenged.

Every improvement was documented.

They continually asked themselves a simple question:

"Could somebody else successfully replicate this?"

If the answer was no, they went back and refined the system further.

That shared commitment to building strong foundations led to a defining moment.

On 1 July 2013, Gary and Iain formally joined forces and incorporated Rooms & Co Ltd. The incorporation represented more than the creation of a company. It marked the beginning of a long-term mission to professionalise the co-living sector, create opportunities for aspiring business owners and develop a model capable of being successfully replicated across the UK.

Many businesses are founded with growth in mind.

Rooms & Co Ltd was founded with scalability in mind.

The objective was clear: build robust systems, refine operational best practice, create exceptional customer experiences and establish a platform that could eventually support other entrepreneurs looking to build successful businesses of their own.

The incorporation of Rooms & Co Ltd was not the culmination of the journey.

It was the beginning of the next chapter.

The years that followed would be spent refining the model, testing ideas, improving systems and proving that the business could consistently deliver outstanding outcomes for landlords and tenants alike.

Only then would the founders feel ready to offer the opportunity to others.

But on that summer day in 2013, the foundations were laid for everything that followed.

Rooms & Co Ltd had been born.

And with it came the vision that would eventually become the ROOMS® franchise network.