The UK's co-living franchise
ROOMS® is building the UK's leading network of co-living specialists.
We help franchisees create valuable, scalable property businesses by providing a complete suite of co-living services for landlords, investors and tenants. Rather than relying on a single strategy or income stream, franchisees have the flexibility to deliver solutions that match the needs of every property and every client.
From Foundation tenant placement and compliance support, to Concierge fully managed co-living, through to Freedom guaranteed-rent partnerships, ROOMS® equips franchisees to unlock opportunities across the entire co-living market.
This diversified model creates multiple revenue streams, stronger landlord relationships and greater long-term business value, while establishing franchisees as the recognised co-living authority within their exclusive territory.
One sector. Three powerful services. Unlimited potential.
Foundation. Concierge. Freedom.
Because every landlord is different, every property is different, and every opportunity deserves the right solution.
Why Freedom rent to rent and co-living
Freedom: rent to rent is our core
Our Freedom product is rent to rent — you take a home on from the landlord on a guaranteed-rent basis and run it as professional co-living, let room by room. Freedom is the model ROOMS® was built on, we are proud of it, and it is the first thing we train franchisees to run.
Complexity keeps fees high
Licensing, article 4 areas, fire safety and room-by-room compliance deter generalist agents. Landlords pay co-living specialists to handle it properly, protecting the standard of their rental properties.
Multiple income engines
Freedom (rent to rent) gives you margin on every co-living home you control, while Concierge and Foundation management add recurring fee income. You are never reliant on a single revenue stream.
How you work with landlords
Rent to rent leads the conversation, with two managed services behind it, so a landlord who says no to one route almost always says yes to another.
Freedom - our rent to rent product
Freedom is rent to rent: you take the home on, guarantee the landlord's rent, and run it as branded co-living, keeping the margin between that and the room income. Total control for you, completely hands-off for the landlord. Our original and flagship product.
Concierge
Full managed co-living service for landlords who want to keep ownership of the tenancies, while being prepared to pay a monthly fee for; lettings, rent collection, compliance, maintenance and tenants care.
Foundation
Tenant-find and let-only support for landlords who self-manage, and a natural entry point that often upgrades to Concierge or to Freedom rent to rent later.
Co-living & rent to rent franchise questions
- What is the ROOMS® franchise model?
- ROOMS® is primarily a rent to rent business specialising in co-living, professionally managed shared homes, known in the sector as HMOs. Rent to rent is sold as our Freedom product: you take properties on from landlords on a guaranteed-rent basis and let them room by room, keeping the margin. Alongside Freedom we now offer Concierge (fully managed) and Foundation (tenant-find) services, so you can win landlords whichever route suits them.
- Is Freedom the same as rent to rent?
- Yes. Freedom is simply the name of our rent to rent product, and we are proud of it. It is where ROOMS® started and it remains our core model. Franchisees are trained on how to source, appraise and contract Freedom rent to rent deals properly, with the agreements, compliance and systems already built for you rather than pieced together from a course.
- Isn't rent to rent (Freedom) risky?
- Freedom carries the rent liability, which is exactly why it needs doing properly. ROOMS® franchisees use tested deal criteria, appraisal templates, contracts and void planning drawn from years of operating the model, plus a management side of the business (Concierge and Foundation) that diversifies income while your Freedom portfolio grows.
- Do I need to own property to join?
- No. Freedom rent to rent means you control co-living homes without buying them, and Concierge and Foundation are fee-based services on other people's properties. Many franchisees go on to build a personal portfolio using the market knowledge they gain.
- How much does a ROOMS® franchise cost in the UK?
- £20,000 + VAT per exclusive territory, plus a turnover-based monthly management service fee and a 1% national marketing fund contribution.
- Which areas are available?
- ROOMS® operates exclusive territories across the UK and new territories are released regularly. Request the prospectus and we will confirm availability in the areas you are interested in.