Broker of Record for Shared Housing and Room-by-Room Leasing

California supervision, individual room-lease fees, owner authority, deposits, advertising, and launch requirements for shared-housing operators.

Sources checked October 29, 2026 · California guidance · Loom broker: Kayla Jane Bramante, CA DRE #02017652

Short Answer

Loom can review room-by-room residential leasing for multiple owners under an approved Management & Leasing scope. Separate room leases, owner authority, matching/screening, money flow, insurance and the licensed operating structure all need review before launch.

Multiple Owners and Individual Room Leases Need a Defined Scope

Leasing or collecting rent for another person for compensation can be covered broker activity. Calling the business a matching platform, co-living service or shared-housing startup does not determine the licensing result. Review what the company and each person actually advertise, negotiate, sign, collect and control.

  • Identify the owner and written authority for every property; confirm who may advertise and sign.
  • Provide the room lease, shared-area terms, occupancy plan, screening/matching questions and owner agreement.
  • Review permitted occupancy, local rental rules and property-specific restrictions with appropriate local professionals.
  • Check fair-housing obligations in advertising, screening, matching and accommodation procedures; do not assume room rentals remove those obligations.

How Much Is Each Room Lease?

Management & Leasing starts at $500/month plus one-time $500 setup. The $100 lease supervision and recordkeeping fee applies to each fully executed lease for a term of 30 days or more. Four separate six-month room leases add $400 in activity fees; they are not one file simply because the rooms share an address.

For Airbnb or similar third-party platform bookings under 30 days, platform reporting is acceptable and the $100 lease fee does not apply. That is Loom’s pricing/reporting policy, not a legal exemption. Monthly supervision and any separately approved PM account oversight still apply. Confirm the treatment of extensions, renewals and unusual agreement structures in advance.

Where Do Security Deposits Go?

One proposed route is tenant payment directly to the landlord, with no receipt or control by the operator or Loom, and the landlord retaining responsibility for lawful deposit accounting and return. It must match the lease and the actual payment/software permissions. A processor’s label or automatic payout does not by itself determine whether someone receives or controls funds.

Loom does not hold leasing deposits or rent. Any proposed property-management trust-account review is a different, separately approved scope. Review state residential deposit rules and applicable local requirements for each property, including San Francisco Rent Board requirements where relevant.

Approve the Brand, License Disclosures, and Start Date

The website and listings must identify the actual licensed operation and carry the applicable disclosures. A corporate DO model uses the licensed corporation’s identity; an interim individual affiliation operates under its responsible brokerage. Confirm the DBA/team-name structure and disclosures before publishing.

Send the entity type, license roster/status, owner and room lease templates, property jurisdictions, planned payment flow, insurance, room count and monthly lease volume. Complete the correct agreement, filings and onboarding before Kayla confirms the operating start date.

Questions About This Situation

Can the approved scope include room leasing for more than one owner?

It can be reviewed as one operating model, but owner authority, property locations, agreements, licensed personnel and payment flow must be accepted within the written scope.

Is $100 charged per room or per lease?

It is per fully executed lease of 30 days or more. Separate individual room leases each fall within that fee. Confirm the file treatment for a joint household agreement or unusual structure before pricing.

Does a six-month room lease qualify for the short-term booking fee exception?

No. Six months is 30 days or more, so each qualifying fully executed lease has the $100 fee. The platform-reporting exception concerns bookings under 30 days.

Can we publish listings immediately after paying setup?

Payment alone does not authorize licensed advertising or operations. Verify the licensed structure, affiliations, disclosures, insurance and completed onboarding first.

Review Your Proposed Scope

Send the entity type, license status, activities, locations, payment flow and intended start date.

Contact Loom Realty

General information and Loom service policies are identified separately. Current law, property-specific facts and the written agreement control. Entity, tax, insurance, housing-law and filing decisions belong with the appropriate qualified professionals and agencies.