The Ledger · What I actually track
The receipts are real.
They just don’t belong on a public page.
Most advisors in coliving talk about occupancy, community, and margin. Almost none of them are currently running a house. This page is what a real operator tracks inside one. The categories. Not the values.
The values live inside advisory engagements. Under a written NDA. And they are complete enough to change your project.
01
The house
- Total rooms and room-tier mix
- Length of stay ceiling · floor · median
- Physical plant + reserve schedule
- Positioning line (the one sentence that filters the wrong guest)
02
Demand & occupancy
- Sustained occupancy · rolling three months
- Waitlist depth by month
- Enquiry-to-booking conversion
- Refused enquiries and the reason categories behind them
03
Distribution
- Booking mix by channel (direct · referral · press · zero platforms)
- Cost per booked guest, by channel
- Referral half-life and the residents who drive it
- Press pickup and the audiences it moves
04
Revenue quality
- Blended room rate versus tier-level ceiling
- Peak-month premium versus shoulder
- Revenue per available room, per length-of-stay bucket
- Refund and dispute rate (targeted at zero)
05
Operating model
- Property cost as a share of revenue
- Staff cost + volunteer-integrated share
- Utilities, supplies, food
- Maintenance and reserves
- Marketing spend (kept small on purpose)
- Operating margin band
06
Community & culture
- Guest fit rating on entry and exit
- Long-table participation rate
- House rule adherence and incident log
- Net promoter, unsolicited
07
The founder’s life
- Hours the operator is actually on the floor
- Decisions delegated versus decisions held
- Personal cash draw versus reinvestment
- Time until the house can run three days without the founder
Why the depth matters
Every category above is worth a private meeting. Combined, they are the operating manual that keeps a house at 98% and a founder from burning out.
Almost every failing coliving I have been sent to advise on tracks maybe two of these seven. Usually the wrong two.
The receipts are real. They just do not belong on a public page. What belongs on a public page is that they exist.
Access
Numbers by engagement.
Never by URL.
Advisory clients see the full monthly ledger. The line-item P&L. The guest acquisition maths per channel. The waitlist model. The scripts. The screening frameworks. Under written NDA.
The Scorecard is the fastest way in. Nine minutes, honest questions, a real read on where your project sits.
Steve Haynes · Founder, Savi Coliving
steve@thecolivingadvisor.com