How It Works

Every listing on Trulo shows verified square footage, a monthly price (inclusive of the Trulo service fee), photos, amenities, neighborhood, and the host's average response time. You can filter by space type (Retail, Office, Industrial), neighborhood, size, and price range.

Listings are sorted by a combination of recency and featured status. Featured listings have been manually reviewed by the Trulo team.

When you find a space you're interested in, you submit an inquiry directly to the host. The inquiry includes your desired move-in date, intended lease term in months, intended use of the space, and an introductory message.

Submitting an inquiry is not a commitment. It opens a conversation. Most hosts on Trulo respond within 48 hours. If a host doesn't respond within 5 business days, you can withdraw your inquiry and try another space.

You can have multiple open inquiries at the same time, but you can only proceed to a signed agreement with one host per space at a time.

After a host accepts your inquiry, you coordinate a tour directly through Trulo's messaging system. Tours are not mandatory — some tenants sign without touring for spaces they've already seen — but we strongly recommend visiting in person before signing.

Trulo uses a standardized commercial space license agreement, not a traditional lease. The distinction matters: a license gives you the right to use a space without creating a landlord-tenant relationship, which means faster entry and exit for both sides.

The agreement is written in plain language and covers: the space address and square footage, the monthly license fee, the start date and initial term, renewal terms (rolling month-to-month after the initial term), house rules set by the host, and exit notice requirements (typically 30 days).

Signing is done digitally through Trulo. Average signing time is under 10 minutes. No lawyers or notarization are required.

Payments are processed through Trulo. Your first month's fee is charged at signing. Subsequent months are billed automatically on the same date each month.

Tenants pay a 10% service fee on top of the host's listed price. This fee covers payment processing, platform access, agreement management, dispute support, and customer service. The service fee is shown on every listing before you inquire — no surprises.

Payments are made by credit or debit card. ACH bank transfer is available for monthly fees above a set threshold.

All tenants are required to carry a Certificate of Insurance (COI) before move-in. The COI must name the host as an additional insured and meet minimum coverage requirements set by Trulo.

Trulo partners with insurance providers to help tenants get covered quickly. In most cases you can obtain a compliant COI in under 15 minutes directly through the platform. The cost varies by space size and type but is typically $30–$80 per month for standard retail or office coverage.

If you already have a business insurance policy, you can upload your COI directly. Trulo will review it and confirm compliance before your move-in date.

Once the agreement is signed, your COI is confirmed, and your first month's payment is processed, you coordinate move-in directly with the host. Access method (key handoff, code, fob) is handled between you and the host.

During your occupancy, Trulo holds a 30-day protection window starting from your move-in date. If a host attempts to remove you before the initial term ends without cause, Trulo will intervene on your behalf.

After your initial term, your license rolls month-to-month. To exit, provide 30 days written notice through the Trulo platform. Your final month is billed normally; no early termination fee applies once you're in the month-to-month period.

If you need to exit during the initial term, contact Trulo support. Early exits during the initial term are handled case by case and may involve a fee equal to one month's license fee.

Creating a listing is free. You set your own price (per square foot per year), availability, minimum term, and house rules. Trulo provides a guided setup that typically takes under 10 minutes.

You'll be asked to provide: address and unit details, total square footage, space category (Retail, Office, Industrial), photos (minimum 3, recommended 8–12), amenities, and any restrictions on permitted use.

Listings go live after a brief review by Trulo to verify the address and confirm the listing meets platform standards. Review typically takes 1–2 business days.

When a tenant submits an inquiry, you receive a notification by email and in your Trulo dashboard. You can accept, decline, or message the tenant to ask questions before deciding.

Trulo tracks your response time. Hosts who respond quickly rank higher in search results. If you accept an inquiry and the tenant later withdraws, it does not count against your response metrics.

You may have multiple inquiries open for the same space at once. Accepting one inquiry does not automatically decline the others — you manage that manually.

When you're ready to move forward with a tenant, Trulo generates the license agreement using the details from the listing and the inquiry. You review it, make any permitted amendments (house rules, access instructions), and send it to the tenant for signature.

Both parties sign digitally. The signed agreement is stored in your Trulo dashboard and is available to download at any time.

Trulo releases your first payout 7 days after the tenant's move-in date. This buffer allows time for any move-in issues to be flagged before funds are released. Subsequent monthly payouts are released automatically on the same cycle.

Hosts keep 98% of the listed license fee. Trulo deducts a 2% platform fee from each payout. This fee covers payment processing on the host side, agreement infrastructure, and dispute support.

Payouts are sent by ACH bank transfer to the bank account connected in your dashboard. Payout timing depends on your bank — most transfers arrive within 1–2 business days.

All active tenancies are visible in your host dashboard. You can see payment status, remaining term, and any open messages for each tenant.

When a tenant's initial term ends, the license rolls to month-to-month automatically unless either party gives 30 days notice. You can end a month-to-month tenancy by giving 30 days written notice through Trulo.

If a tenant stops paying, Trulo will notify you immediately and begin the collections process. Hosts are not left to manage non-payment alone.

If a tenant needs to exit early during the initial term, Trulo will contact you to discuss resolution. In most cases, an early termination fee equivalent to one month's license fee is collected and passed to the host.

If you have a dispute with a tenant — damage, unauthorized use, or other issues — contact Trulo support. We review disputes on a case-by-case basis with documentation from both parties. Refer to the Trust & Protections page for a full breakdown of how disputes are handled.