Leasing by the bed, for student housing.

Room Choice runs applications, roommate matching, bed assignment, and rent collection, one term at a time.

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See pricingNo long-term contracts. Most operators go live in about two weeks.

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By-the-bed leasing

Roommate assignments, guarantor management, and academic-year billing — built for how student housing works.

Collect what you're owed

Late fees assessed automatically. Payments collected daily. No more chasing checks or updating spreadsheets.

Lease faster with less work

Applications, approvals, and e-signatures in one workflow. Residents self-serve from application to move-in.

One dashboard, all properties

See occupancy, revenue, and operations across your entire portfolio in one place.

What Would You Do with Less Busywork?

Room Choice is designed to take repetitive operational tasks off your plate so your team can focus on residents, leasing, and growth.

Revenue Capture

Automated late fees and consistent collections, applied by the rules you set.

Time Reclaimed

Automated billing, digital leasing, and self-service portals free your team for resident relationships, property improvements, and growth.

Occupancy Optimized

Real-time availability, automated waitlists, faster turnovers. Fill beds faster and keep them filled.

Effortless Growth

Add properties without adding complexity or headcount. One platform that scales with your portfolio.

There's a better way, sized and priced for your portfolio.

See How Room Choice Works for Your Portfolio

Book a 15-minute demo and see Room Choice set up for your properties. No obligation, no high-pressure sales—just a clear look at how it works.

What You'll See in Your Demo:

Automated payment processing and late fee assessment for your properties

E-signature workflow for leases and contracts

Multi-property dashboard and reporting

Self-service resident portal walkthrough

Custom setup based on your specific needs

No commitment required. See exactly how Room Choice works for properties like yours.

Have questions first? Browse our FAQ

One system for how student housing runs

Room Choice brings leasing, billing, assignments, payments, and communication into one system—purpose-built for how student housing actually operates. Standardize processes, reduce manual work, and manage your portfolio from a single dashboard.

One platform. All your operations. Complete control.

Revenue Recovery

Stop Losing Revenue to Manual Processes

Every Missed Late Fee Is Money Left on the Table

Revenue recovery is one core pillar of Room Choice. Manual tracking means missed late fees, inconsistent collections, and awkward tenant conversations. Spreadsheets don't scale. Your staff shouldn't spend hours each month calculating what residents owe—or worse, forgetting to collect it entirely.

The problem:

When late fees are tracked manually, some get missed. When payment enforcement is inconsistent, residents notice. When your team spends hours on billing each week, that's time not spent on leasing or resident experience.

Every fee, every time

Late fees assessed automatically based on your rules

Consistent enforcement

Same rules applied to every resident, no exceptions unless you make them

Billing on autopilot

Daily automated runs replace manual weekly processing

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Automated late fee assessment

Set your rules once—first-day fees, daily fees, minimum balances—and the system applies them automatically. No manual calculations, no missed assessments, no exceptions unless you make them.

Flexible payment plans

Offer installment options. Residents can choose plans that work for them, and you maintain predictable revenue. The system tracks everything.

Daily automated billing

Every day, Room Choice checks scheduled payments and charges residents automatically. Failed payment? The system retries and notifies your team. You wake up to collected revenue, not work to do.

Real-time balance tracking

Know exactly who owes what, when they owe it, and what's been collected—instantly. Ledger entries, payment history, and outstanding balances all in one place. No reconciliation headaches.

E-signature automation

Upload your lease template once. Send contracts for signature with one click. Track status in real-time. Signed documents stored automatically. No printing, no scanning, no chasing down paperwork. Dropbox Sign integration handles multi-party signatures (students, guarantors, co-signers) seamlessly.

Self-service resident portal

Residents check balances, make payments, set up auto-pay, submit maintenance requests, and access lease documents—24/7, without calling your office. The result? Fewer routine calls to your office, happier residents who can help themselves, and staff who can focus on higher-value work.

Automated maintenance ticketing

Every maintenance request becomes a tracked ticket. Assign to staff, set priorities, add notes, attach photos, track resolution—all in one system. No more requests lost in email or voicemail. Recurring maintenance schedules automatically.

Template-based communications

Create message templates for common questions and scenarios. Answer repetitive inquiries from a template. Send personalized messages at scale. Email and SMS integration means you can reach residents however they prefer, all from one platform.

Operational Efficiency

Reclaim Your Team's Time

Free Your Team to Focus on What Actually Grows Your Business

Printing contracts. Tracking signatures. Answering "when is rent due?" calls. Manually entering payments. Fielding maintenance requests via phone and email. Updating spreadsheets.

Your team's time is better spent on leasing, resident relationships, and growing your portfolio—not on data entry and chasing paperwork.

Billing runs itself

Daily automated payments replace manual processing

Residents self-serve

Payments, balances, and maintenance requests—24/7 without calling your office

Digital leasing

E-signatures replace printing, scanning, and chasing paperwork

Everything tracked

Maintenance requests, communications, and tasks in one system

See How It Works

Occupancy Management

Fill Beds Faster, Stay Full Longer

Every Empty Bed Is Lost Revenue

Converting inquiries to applications to signed leases—while managing waitlists, tracking availability, and keeping current residents happy—requires systems, not spreadsheets.

The challenge:

You need visibility into your entire pipeline, from first contact through move-in. You need to convert applications quickly, manage demand strategically, and never lose track of a prospect.

Full pipeline visibility

See every prospect from inquiry through move-in

Custom application forms

Collect exactly the information you need

Automated waitlists

Demand converts to assignments when beds open

Real-time availability

Know what's open, pending, and coming available

See the Leasing Pipeline

Online applications, built your way

Prospects apply online with your custom application form—you choose the fields, sections, and required documents. Submissions land in one place for review: approve, request changes, or decline, then move straight to lease and e-signature without re-keying anything.

Waitlist management

Track demand even when you're full. Waitlist entries automatically convert to assignments when beds become available. Priority management ensures you're assigning beds to the right applicants at the right time.

Real-time assignment tracking

See bed/room/unit availability across all properties instantly. Know exactly what's available, what's assigned, what's pending, and what's coming available soon. Move-in and move-out date tracking gives you forward visibility. Plan turnovers, coordinate maintenance, and optimize occupancy systematically.

Rent roll reporting

Generate rent rolls instantly: current occupancy, tenant details, lease dates, rent amounts, payment status—all in one report. Perfect for lenders, investors, or your own planning.

Multi-property dashboard

See occupancy rates, revenue, outstanding balances, and operational status across your entire portfolio from one screen. Drill down to individual properties, buildings, or even specific beds with one click. No more logging into different systems or reconciling data from multiple sources.

Per-property customization

Different late fee rules for different markets? Done. Custom payment schedules by property? Easy. Property-specific branding, terminology, and processes? All supported. Room Choice gives you the control to run each property the way it needs to run, while maintaining centralized oversight.

Centralized reporting

Settlement reports, rent rolls, payment analytics, occupancy tracking—all available at the portfolio level or per property. Compare performance across locations, identify trends, make data-driven decisions. Export reports for lenders, investors, or your own planning.

Automated settlements

Funds collected at each property transfer to the appropriate property bank accounts automatically. Fees are separated and tracked cleanly. You maintain separate financials per property while managing everything from one platform.

Multi-Property Scaling

Scale to Multiple Properties With Complete Confidence

One Dashboard. Multiple Properties. Complete Control.

Growing from one property to three shouldn't mean three times the software costs, three separate logins, and zero visibility across your portfolio.

What you actually need:

Centralized visibility and control with the flexibility to customize per property. One login, one dashboard, complete portfolio oversight—without losing the ability to adapt to each property's unique needs.

Single login

Access every property from one dashboard

Portfolio-level reporting

Compare performance across locations instantly

Per-property rules

Different rates, fees, and processes per location

Automated settlements

Funds route to the right accounts automatically

See Multi-Property Management

A fully integrated suite of operations tools

Reduce costs, grow revenue, and run your property more efficiently on a platform built for 200+ bed complexities.

Roommate matching

Pair roommates on lifestyle preferences, schedules, and compatibility scores.

Individual Liability Leasing

Simplify lease management with per-bed contracts. Students pay only for their space, eliminating roommate payment dependencies.

Dynamic Bed Selection

Let students choose their exact bed online. Real-time availability, floor plans, and pricing with instant booking confirmation.

Convergent Billing Automation

One platform for rent, utilities, amenities, and fees. Automatic calculations, split billing, and integrated payment processing.

Compliance & Risk Management

Stay compliant with fair housing regulations, automate lease renewals, and track maintenance requests. Changes to financial ledger records and to signed documents are written to an append-only audit trail.

Real-Time Analytics Dashboard

Monitor occupancy rates, revenue forecasts, and operational KPIs. Make data-driven decisions with actionable insights.

Explore all features

Why Room Choice?

Built specifically for student housing operators. Room Choice understands your unique workflows, billing cycles, and operational needs.

Built Specifically for Student Housing Workflows

Room Choice understands semester-based billing, academic calendars, and student housing operations.

Bed-Level Assignments with Visual Selection

Assign students to specific beds with visual floor plans. No more spreadsheets or guesswork—see exactly who's where.

Semester-Based Billing & Renewals

Automatically handle fall/spring/summer billing cycles, prorated charges, and semester-based renewals without manual calculations.

Guarantor Verification + Contract Flows

Streamlined guarantor collection, verification, and e-signature workflows built specifically for student housing requirements.

Deposit Workflows with Automated Move-Out Charges

Automatically calculate and apply move-out charges, security deposit returns, and damage assessments based on your policies.

Deep Operator Reporting & GL Controls

Portfolio-level reporting with GL integration, revenue recognition, and financial controls designed for multi-property operators.

Multi-Property Scaling with Shared Org-Level Logic

Manage multiple properties with shared workflows, centralized reporting, and property-specific customizations—all from one platform.

See how Room Choice compares to other student housing software solutions

View Pricing See the comparison

Built for Operators Who Are Done with Workarounds

If any of these sound familiar, Room Choice was built for you.

The owner-operator still using spreadsheets

You're managing 200-400 beds, tracking late fees manually, and losing revenue to inconsistent enforcement. You know there's a better way, sized for a portfolio like yours.

Room Choice automates your billing, enforces your late fee rules consistently, and gives you a clear picture of who owes what—without the overhead.

The property manager buried in admin work

Monday mornings start with payment processing. Lease renewals mean printing, scanning, and chasing signatures. Maintenance requests come in by phone, email, and text—nothing is tracked.

Room Choice handles daily billing automatically, moves leasing to digital e-signatures, and gives residents a self-service portal for payments and maintenance requests.

The growing operator who needs one system

You've added a second or third property, but you're logging into different tools, reconciling separate spreadsheets, and losing visibility as you scale.

Room Choice gives you one dashboard across all properties—with per-property customization for rules, rates, and reporting.

Implementation

Most operators go live in about two weeks

We handle the technical work so you can focus on your properties

Typically day 1

Schedule & Kickoff

We learn your needs, set timeline, and plan your migration. No disruption to current operations.

Typically week 1

Data Migration

Our team handles the heavy lifting. We import, clean, and validate your existing data.

Typically week 2

Training & Launch

Hands-on training for your team, go-live support, and ongoing help as you scale.

What to Expect

Kickoff call to understand your needs and timeline
Data export from your current system (we help with this)
Data import and setup in Room Choice
Training sessions for your team
Go-live support to ensure smooth transition
Ongoing support as you scale

Ready to Get Started?

Schedule a call to discuss your implementation timeline and see how Room Choice can transform your operations.

Book a Demo

The Transformation

Before vs After Room Choice

See how operators transform their daily operations

Before Room Choice

Manual late fee tracking in spreadsheets

Hours spent on monthly billing

Email chains for lease management

No visibility across properties

Chasing payments manually

Revenue leaking through the cracks

After Room Choice

Automated late fee assessment, applied by your rules

Daily automated billing runs while you sleep

Digital workflows with e-signatures

Real-time portfolio dashboard

Auto-retry failed payments with notifications

Consistent enforcement and complete financial visibility

Built on the tools you trust

Payments run on Stripe, bank verification on Plaid, and e-signatures on Dropbox Sign.

Payments

Bank Verification

E-Signatures

Security

Card details are entered directly into payment fields hosted by Stripe, and card numbers are not transmitted through, processed by, or stored on Room Choice systems. Traffic is served over HTTPS, with HTTP redirected at the edge. Data is separated per organization at the row level.

✓ Card details entered directly into fields hosted by Stripe✓ HTTPS everywhere, HTTP redirected at the edge✓ Role-based access control