Sober Living thoughts?
Member since 2022 · 20 posts · 5 votes
Sober Living thoughts?
Most Popular Reply
Member since 2021 · 65 posts · 36 votes
3yConnect with me and I'll shoot you my phone number.
There are definitely crappy sober living homes out there. If you choose this route, first learn about the Best Practices established by NARR. They are at the forefront for all legislation trying to finally get Best Practices established. There's SOOOOOOOO much stigma surrounding them, and rightfully so. I got into the business after stepping into one and seeing one that wasn't properly managed. But if you're renting a home to someone who wants to do it, they should be locked on and at least look for the "pseudo-certifcations" offered by the States through NARR.
My sober living home is SPOTLESS. It is 1000 times cleaner than my other rental property that is currently rented by an Officer in the Marine corps (single, no family, and house hacking with a buddy against the lease)
I walk in there any time I want, unannounced. Iy home is about an hour drive but I visit a few times a week because my House manager and I are a team "walking the lines" since I want to be actively involved. I have 9 beds in a 5 bedroom home (i could easily fit more beds per sq ft but again I dont want to be one of "those" homes.
The girls have daily chores and weekly chores. But the house was also renovated and updated and opened with all new furnishings, not a mish-mosh of goodwill pieces like the other homes so this is a lot of their first chances at having a nice home. They WANT a nice house. I also am not a "bed filler" in other words, I'm not looking for immediate cash flow-I want to set the standards that my house isn't a place for "cheap beds/rent". I've turned away potential "guests" because they weren't serious about their recovery. Its painful if I look at the cash flow I'm losing, but I have that choice.
Be prepared with being comfortable with threatening to be sued and booting people out that day when they pop positive. That should be filtered out thru the person renting the house from you, but it may trickle up to you. Maintaining anonymity and involvement solves this problem, but I'm in it for different reasons for more than real/estate and cash flow so its impossible to get out of that scenario now!!
To all the naysayers who say they're dumps, depends on you and your systems and the management of the MOST important piece of this puzzle--Your House Manager. Its not for the faint of heart, but some one has to do it. They're needed, they're here to stay and nothing makes me happier than doing good, but doing well. My neighbors love me. They know. They're better behaved than any tenant I've had. meth addicts, heroin users, alchoholics. All under one roof. Trying to do better. Thats all it is
10 Replies
- 3yMatthew CrivelliBusiness MemberLender · MA · Member since 2021 · 1k+ posts · 1k+ votes
It's worst than section 8 housing. I wouldn't want to get involved. Have you ever stepped for in a sober living house before? @Luke Schumacher
Freedom Capital Funding, LLC523 Reviews - Member since 2022 · 20 posts · 5 votes3yI have never dealt with
Quote from @Matthew Crivelli:
It's worst than section 8 housing. I wouldn't want to get involved. Have you ever stepped for in a sober living house before? @Luke Schumacher
them or been in one! This home is outdated but in decent shape, was wondering if it’s worth doing the sober living for some time before remodeling - Member since 2021 · 65 posts · 36 votes3y
Connect with me and I'll shoot you my phone number.
There are definitely crappy sober living homes out there. If you choose this route, first learn about the Best Practices established by NARR. They are at the forefront for all legislation trying to finally get Best Practices established. There's SOOOOOOOO much stigma surrounding them, and rightfully so. I got into the business after stepping into one and seeing one that wasn't properly managed. But if you're renting a home to someone who wants to do it, they should be locked on and at least look for the "pseudo-certifcations" offered by the States through NARR.
My sober living home is SPOTLESS. It is 1000 times cleaner than my other rental property that is currently rented by an Officer in the Marine corps (single, no family, and house hacking with a buddy against the lease)
I walk in there any time I want, unannounced. Iy home is about an hour drive but I visit a few times a week because my House manager and I are a team "walking the lines" since I want to be actively involved. I have 9 beds in a 5 bedroom home (i could easily fit more beds per sq ft but again I dont want to be one of "those" homes.
The girls have daily chores and weekly chores. But the house was also renovated and updated and opened with all new furnishings, not a mish-mosh of goodwill pieces like the other homes so this is a lot of their first chances at having a nice home. They WANT a nice house. I also am not a "bed filler" in other words, I'm not looking for immediate cash flow-I want to set the standards that my house isn't a place for "cheap beds/rent". I've turned away potential "guests" because they weren't serious about their recovery. Its painful if I look at the cash flow I'm losing, but I have that choice.
Be prepared with being comfortable with threatening to be sued and booting people out that day when they pop positive. That should be filtered out thru the person renting the house from you, but it may trickle up to you. Maintaining anonymity and involvement solves this problem, but I'm in it for different reasons for more than real/estate and cash flow so its impossible to get out of that scenario now!!
To all the naysayers who say they're dumps, depends on you and your systems and the management of the MOST important piece of this puzzle--Your House Manager. Its not for the faint of heart, but some one has to do it. They're needed, they're here to stay and nothing makes me happier than doing good, but doing well. My neighbors love me. They know. They're better behaved than any tenant I've had. meth addicts, heroin users, alchoholics. All under one roof. Trying to do better. Thats all it is
- Real Estate Agent · Member since 2018 · 459 posts · 414 votes3y
I think it highly depends on how you operate it and where it's located. There is a stigma that comes along with them. However, there is a HUGE need for housing for them. I would look into requirements in your state and see what local agencies are doing.
The best way to mitigate the headaches or having it turn into a nightmare though is having an active role in managing the property along with your PM (if you have one). Rules will differ with these tenants but they need a lot of management up front. Expect to be spending a significant amount of time up front versus a standard rental. If you do the work up front now, set the standard for the tenants, and manage expectations ahead of time, I can imagine your chances of creating a nightmare sobriety home are lower.
Hope that helps! Let us know how it goes or what you decide to do.
- Investor · Lumberton, TX · Member since 2017 · 146 posts · 93 votes3y@Amy Konopka I'll be messaging you as well. My church is trying to do exactly what you are doing and I'd love to speak with you about it.
- 3yRyan KeeslarPro MemberRental Property Investor · Mary Esther, FL · Member since 2019 · 29 posts · 11 votes
Quote from @Amy Konopka:
Connect with me and I'll shoot you my phone number.
There are definitely crappy sober living homes out there. If you choose this route, first learn about the Best Practices established by NARR. They are at the forefront for all legislation trying to finally get Best Practices established. There's SOOOOOOOO much stigma surrounding them, and rightfully so. I got into the business after stepping into one and seeing one that wasn't properly managed. But if you're renting a home to someone who wants to do it, they should be locked on and at least look for the "pseudo-certifcations" offered by the States through NARR.
My sober living home is SPOTLESS. It is 1000 times cleaner than my other rental property that is currently rented by an Officer in the Marine corps (single, no family, and house hacking with a buddy against the lease)
I walk in there any time I want, unannounced. Iy home is about an hour drive but I visit a few times a week because my House manager and I are a team "walking the lines" since I want to be actively involved. I have 9 beds in a 5 bedroom home (i could easily fit more beds per sq ft but again I dont want to be one of "those" homes.
The girls have daily chores and weekly chores. But the house was also renovated and updated and opened with all new furnishings, not a mish-mosh of goodwill pieces like the other homes so this is a lot of their first chances at having a nice home. They WANT a nice house. I also am not a "bed filler" in other words, I'm not looking for immediate cash flow-I want to set the standards that my house isn't a place for "cheap beds/rent". I've turned away potential "guests" because they weren't serious about their recovery. Its painful if I look at the cash flow I'm losing, but I have that choice.
Be prepared with being comfortable with threatening to be sued and booting people out that day when they pop positive. That should be filtered out thru the person renting the house from you, but it may trickle up to you. Maintaining anonymity and involvement solves this problem, but I'm in it for different reasons for more than real/estate and cash flow so its impossible to get out of that scenario now!!
To all the naysayers who say they're dumps, depends on you and your systems and the management of the MOST important piece of this puzzle--Your House Manager. Its not for the faint of heart, but some one has to do it. They're needed, they're here to stay and nothing makes me happier than doing good, but doing well. My neighbors love me. They know. They're better behaved than any tenant I've had. meth addicts, heroin users, alchoholics. All under one roof. Trying to do better. Thats all it is
how much do you make a month on each sober house?
- Member since 2023 · 18 posts · 11 votes3y
Quote from @Amy Konopka:
Connect with me and I'll shoot you my phone number.
There are definitely crappy sober living homes out there. If you choose this route, first learn about the Best Practices established by NARR. They are at the forefront for all legislation trying to finally get Best Practices established. There's SOOOOOOOO much stigma surrounding them, and rightfully so. I got into the business after stepping into one and seeing one that wasn't properly managed. But if you're renting a home to someone who wants to do it, they should be locked on and at least look for the "pseudo-certifcations" offered by the States through NARR.
My sober living home is SPOTLESS. It is 1000 times cleaner than my other rental property that is currently rented by an Officer in the Marine corps (single, no family, and house hacking with a buddy against the lease)
I walk in there any time I want, unannounced. Iy home is about an hour drive but I visit a few times a week because my House manager and I are a team "walking the lines" since I want to be actively involved. I have 9 beds in a 5 bedroom home (i could easily fit more beds per sq ft but again I dont want to be one of "those" homes.
The girls have daily chores and weekly chores. But the house was also renovated and updated and opened with all new furnishings, not a mish-mosh of goodwill pieces like the other homes so this is a lot of their first chances at having a nice home. They WANT a nice house. I also am not a "bed filler" in other words, I'm not looking for immediate cash flow-I want to set the standards that my house isn't a place for "cheap beds/rent". I've turned away potential "guests" because they weren't serious about their recovery. Its painful if I look at the cash flow I'm losing, but I have that choice.
Be prepared with being comfortable with threatening to be sued and booting people out that day when they pop positive. That should be filtered out thru the person renting the house from you, but it may trickle up to you. Maintaining anonymity and involvement solves this problem, but I'm in it for different reasons for more than real/estate and cash flow so its impossible to get out of that scenario now!!
To all the naysayers who say they're dumps, depends on you and your systems and the management of the MOST important piece of this puzzle--Your House Manager. Its not for the faint of heart, but some one has to do it. They're needed, they're here to stay and nothing makes me happier than doing good, but doing well. My neighbors love me. They know. They're better behaved than any tenant I've had. meth addicts, heroin users, alchoholics. All under one roof. Trying to do better. Thats all it is
Hi Amy, I'm a nurse practitioner and I have been really interested in opening a sober living home, a NICE one, like what you have described. I feel that if they have a nice home with nice furnishings and a scheduled day with chores, they have a better chance of being successful. Would you mind connecting? I live in Florida, but I'd love to get some ideas about how to get started, or at least look into where to start! Thanks so much, Sherri
- Rental Property Investor · Saint Petersburg, FL · Member since 2018 · 114 posts · 68 votes3y
Hi Sherri,
I'm doing the same approach. I searched FARR, Florida Association Of Recovery Residences, for local residences.
There I connected with a local org that had several homes who were more than happy to partner with me as long as I provided the home and we split profits 50/50.
I hope to learn from them on the first one and then take off on my own from there.
Thanks.
- Member since 2023 · 8 posts · 1 vote3y
Quote from @Amy Konopka:
Connect with me and I'll shoot you my phone number.
There are definitely crappy sober living homes out there. If you choose this route, first learn about the Best Practices established by NARR. They are at the forefront for all legislation trying to finally get Best Practices established. There's SOOOOOOOO much stigma surrounding them, and rightfully so. I got into the business after stepping into one and seeing one that wasn't properly managed. But if you're renting a home to someone who wants to do it, they should be locked on and at least look for the "pseudo-certifcations" offered by the States through NARR.
My sober living home is SPOTLESS. It is 1000 times cleaner than my other rental property that is currently rented by an Officer in the Marine corps (single, no family, and house hacking with a buddy against the lease)
I walk in there any time I want, unannounced. Iy home is about an hour drive but I visit a few times a week because my House manager and I are a team "walking the lines" since I want to be actively involved. I have 9 beds in a 5 bedroom home (i could easily fit more beds per sq ft but again I dont want to be one of "those" homes.
The girls have daily chores and weekly chores. But the house was also renovated and updated and opened with all new furnishings, not a mish-mosh of goodwill pieces like the other homes so this is a lot of their first chances at having a nice home. They WANT a nice house. I also am not a "bed filler" in other words, I'm not looking for immediate cash flow-I want to set the standards that my house isn't a place for "cheap beds/rent". I've turned away potential "guests" because they weren't serious about their recovery. Its painful if I look at the cash flow I'm losing, but I have that choice.
Be prepared with being comfortable with threatening to be sued and booting people out that day when they pop positive. That should be filtered out thru the person renting the house from you, but it may trickle up to you. Maintaining anonymity and involvement solves this problem, but I'm in it for different reasons for more than real/estate and cash flow so its impossible to get out of that scenario now!!
To all the naysayers who say they're dumps, depends on you and your systems and the management of the MOST important piece of this puzzle--Your House Manager. Its not for the faint of heart, but some one has to do it. They're needed, they're here to stay and nothing makes me happier than doing good, but doing well. My neighbors love me. They know. They're better behaved than any tenant I've had. meth addicts, heroin users, alchoholics. All under one roof. Trying to do better. Thats all it is
Amy - would love to learn more! Sent a connect! Thanks
- Real Estate Consultant · Los Angeles, CA · Member since 2026 · 3 posts · 0 votes6d
Operator's view, from someone who's worked the floor in detox, residential, and sober living — NOC shifts, BHT Supervisor, Night Shift Lead, Director of Client Services.
Three things before you sign a lease:
1. Your state is not California. I'm in LA, where sober homes don't need a state license but anything treatment-flavored triggers regulation. Florida has its own rules and they've gotten tighter. Learn your state's exact line before you design anything — house rules, staffing, intake criteria all flow from it.
2. Staffing before beds. The house manager makes or breaks the program. Hire someone who's worked overnights and can hold a boundary at intake, not the cheapest warm body. One bad hire costs you the house's reputation in a week.
3. Don't grow faster than your staffing. There's a real-world version of this playing out right now at the top of the industry: Hazelden Betty Ford is spending $40M on its Rancho Mirage campus, and they're building the new 60-bed pavilion first while keeping the existing halls full and earning — only renovating the old buildings after the new one is licensed and running. The lesson scales down to your first house: never take revenue offline (or open beds you can't staff) before the replacement is actually ready. Growth that outruns staffing is how programs die.
The unglamorous truth: this business is intake standards, documentation, and what happens on the overnight shift. Get those right and the rest follows.
Happy to answer ops questions — staffing, documentation, rounds, intake/discharge.
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