Flat utility fee or bill-back on a three room house, my numbers move $90 either way

The heat number is where I'd push. One thermostat, three people, and one of them is always cold. You either get a locking cover on the thermostat or you get $402 months in November too.

Also $70 internet is fine until the router in the hall closet gets unplugged by someone looking for the vacuum. Put it somewhere annoying to reach and buy a decent one, not the one the provider hands you.

One number in the ad. $869 all in. I'd rather explain a higher headline once than send three invoices every month for the life of the house.

@verity how does that read to someone comparing on price though? If the other rooms in that neighborhood say $700 and don't say what's included, quill's listing is 24% higher and the person scrolling never reads the fine print.

quill, separate question, whatever you pick, is it written as rent or as a fee? I'm learning that matters for how you handle it if someone stops paying part of it.

Flat fee, priced off your own trailing twelve, not the seller's. Here's how I'd get to the number.

Your seller's bills are a household of unknown size with unknown habits. Take the $268 gas and electric, add 15% for three separate people running their own schedules, that's $308. Water at $95 goes to $115 for the same reason. Internet $70. So $493, not $433. Divide by three and you're at $164 a room in true cost.

Charge $150 flat per room and stop. You're absorbing about $14 a room a month on average, more in January and less in May, and what you bought with that is never having a utility conversation again. On $2,175 of gross that's under 2%.

Headline it as $725 plus $150 utilities, all inclusive, no caps. It reads as $875 to anyone doing the math and it reads as $725 to anyone scanning, and both of those are useful to you at different points in the funnel.

The thing that actually bites: review the fee every March, in writing, with a clause in the lease that says the fee is reset at renewal. If you lock $150 for three years while gas moves, you've written yourself a slow loss. And @wren is right that how it sits in the lease matters, so have whoever writes your lease put it in as rent rather than a separate fee, because a partial payment of rent is simpler to handle than a partial payment of two different obligations. That part is state specific and your attorney should be the one drafting it.

$402 in January on a 1.5 bath house makes me want to see the insulation report before the utility spreadsheet. Cheapest utility fix is usually attic depth.

Agreeing with @orchard on flat fee. Two things that show up later.

Laundry. If it's in the basement and free, it runs constantly, and your water goes up more than the 20% @cairn mentioned. I switched two houses to a card machine and the volume dropped by a third with zero complaints, which tells you something about how much of it was optional.

Second, trash. Three separate adults generate more volume than a family and some cities bill by cart. I've had to add a second cart on every room house I run. It's $18 a month and it's not in your $433.