Assessing an Airbnb Property Manager

In the last ten years there have been lots of changes in technology that have also changed the property management industry. Many years ago your only choice for getting someone to manage your holiday rental property was to use a local real estate agent.

In most cases these agents would sell property, manage long term rentals as well as short term rental accommodation. In the last few years the more popular options is to choose a specialist short-term property manager who has lots of experience handling Airbnb holiday rental properties.

Why use an Airbnb property manager?

Professional Holiday Homes has a team of specialist property managers who only look after Airbnb holiday rental homes and we are an excellent choice if;

• You don’t have the time to manage an Airbnb yourself
• Are not confident using the latest technology platforms to manage scheduling, bookings, payments and enquiries
• Aren’t good at creating an attractive property rental listing or know how to market your property efficiently
• Don’t live near the property and therefore need local assistance.

What questions should you ask a potential Airbnb holiday rental property manager? 

There are some really important questions to ask any property manager if you are considering hiring one;

• How many properties do you currently manage? 
  • If they are only managing between 1 and 5 properties it is likely they do not have the systems and processes in place to manage a large portfolio of properties. If they intend to grow then ask what their roadmap is for development of their services. Managers with a small portfolio have a higher chance of closing and if there isn’t a clear plan in place you should consider other providers.
  • If they are managing between 5 and 20 properties it’s likely they’ve developed reasonable processes and systems so find out what they are and how they have evolved.
  • If they manage more than 20 it would be almost impossible to manage a portfolio of properties without the required systems and processes including property management software. So be sure to get a good understanding of this as it can help you determine how organised and systemised their business is.

• What property management system do you use? 
  • The key response you are looking for here is that they actually do have one and it is a reputable system. If they say that they use spreadsheets or ‘just manage it within the booking websites’ then you should consider other alternatives as it means they may not have efficient systems and processes in place.

• What hours do your staff answer enquiries? 
  • This is critically important and you should be looking for coverage between at least 10am to 10pm seven days a week.

• How fast do you respond to guest enquiries? 
  • Ensure that they provide in writing that guest enquiries are responded to within two hours at the most.

• Do you have staff that can attend in the event of an emergency? 
  • They must have staff that can be at a property within thirty minutes in the event of an emergency or issue.

• What fees do you charge the owner? 
  • Typically this will be a % fee based on the booking value but some property managers charge significant extra fees such as property set-up fees and annual listing fees that can run into thousands of dollars. If your property manager charges up-front or annual fees, look elsewhere.

• What fees do you charge the guest? 
  • Many property managers charge the guest extra fees such as booking fees and damage protection fees. These are again unnecessary and are merely a means for the property manager to boost their profits. They also increase the price to the guest thereby potentially reducing bookings.

• What is your average $ revenue per year per property? 
  • Ask them to provide details of a range of properties in your area and the average revenue that they are achieving. 

• Are they a HomeAway Premier Partner or Airbnb Superhost?
  • Both of these programs display that high standards are being met but they can be difficult for property managers with a range of properties of different quality levels to achieve.

• How long have you been managing Airbnb properties?
  • Look for a property manager with substantial experience in managing short-term rentals.

• Do you specialise in managing holiday rentals, and specifically Airbnb properties?
  • Specialisation in holiday rentals and familiarity with Airbnb’s platform and policies are essential.

• What is your process for handling check-ins and check-outs?
  • Ask about their methods, whether they use keyless entry systems, personal meet-and-greet services, or other check-in procedures.

• How do you address emergency maintenance issues?
  • It’s crucial to know how they respond to urgent repairs and problems that may arise during a guest’s stay.

• How do you market the property to maximise bookings?
  • Ask about their marketing strategies, use of professional photography, listing optimisation, and advertising on various platforms.

• How do you set and adjust rental rates?
  • A good property manager should use dynamic pricing strategies based on market trends, demand, and local events to maximise occupancy and revenue.

• Are there any upfront costs or hidden fees?
  • Clarify if there are any initial setup costs or other fees that may not be immediately apparent.

• How do you track and report on property performance?
  • They should provide regular reports on occupancy rates, revenue, expenses, and guest reviews.

• Can you provide references or reviews from current clients?
  • Contacting current or past clients can give you insight into their reliability and effectiveness.

• What is the term of the management contract, and what are the terms for termination?
  • Understand the length of the contract and any clauses related to early termination.
  • Some managers might offer performance guarantees, such as minimum occupancy rates or revenue targets.

By asking these questions, you can gain a comprehensive understanding of a property manager’s capabilities, ensuring they align with your expectations and goals for your Airbnb holiday rental property.

Download our free Airbnb Holiday Home Manager Checklist –> here

Make sure you’re choosing a reputable company that has the experience needed to manage your property effectively. To find out more about our Professional Holiday Home services, contact a member of our team today to find out exactly how we can help you manage your holiday rental.