What a short-term rental property manager really does and what you should expect
The property manager for short-term rentals is the professional who manages your property on platforms such as Airbnb and Booking.com, taking care of everything: from ad optimization to cleaning after each checkout, from communication with guests to taxation. But not all property managers are the same — and choosing the wrong one can cost you more than it makes you.
What the service of a good property manager should include
A professional property-management service should include: creation and optimisation of listings across multiple platforms with professional photos; reservation management and 24/7 guest communication; coordination of cleaning and linen changes after every stay; check-in (in person or automated); dynamic pricing with dedicated software; tourist-tax management; tax management (flat-rate tax, Modello Unico); and monthly reporting on revenue, expenses and occupancy. Everything else — such as one-off consultations or à la carte services — is not full property management.
Questions to ask before choosing
Before signing with any property manager, ask these questions: On how many platforms do you list properties? (Airbnb only is not acceptable.) Do you use dynamic pricing? Which software do you use? Do you manage the flat-rate tax on the owner's behalf? How do you handle guest damage? May I see reviews from the owners you manage? How many properties do you manage in this city? What is your average occupancy rate? Vague or evasive answers are a warning sign.
Commission structure: what is normal
Property manager commissions in Italy typically vary between 20% and 35% of gross revenues, depending on the services included and the city. Commissions below 20% generally indicate reduced services or lower quality. Be wary of those who promise very low fees: it means that the costs of cleaning, linen or other services are charged separately, increasing the actual cost. The value of a good property manager is not in the lowest commission, but in the highest net revenues due to better management and optimization.
Questions to ask before signing up with a property manager
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