Frequently Asked Questions

Our management fees typically range from 15-25% of collected rental revenue, depending on the property type, location, and level of service required. We offer three main pricing tiers:

• Essential (15%): Perfect for hands-on owners who need basic listing optimization and booking management.
• Premium (20%): Our most popular tier includes full-service management with enhanced marketing and guest support.
• Concierge (25%): Complete hands-off management with premium amenities, dedicated account manager, and performance guarantees.

We don't charge setup fees or long-term contracts - just transparent, performance-based pricing.

Our fee structure is transparent with minimal additional costs:

• Cleaning fees: Passed through directly to guests as a separate charge on bookings.
• Maintenance: We handle routine maintenance coordination at no extra cost. For repairs, we obtain approval for any work exceeding your predetermined threshold.
• Supplies: Basic guest supplies like toilet paper, soap, and other essentials are typically covered by the cleaning fee.
• Photography: Professional photography is included in our setup for Premium and Concierge tiers (one-time service).

We never mark up third-party services or add hidden fees - what our vendors charge is what you pay.

Owner payments are processed monthly by the 15th of the following month. For example, May's rental income would be paid out by June 15th. This timeline allows us to:

• Process all revenue from various booking platforms
• Deduct and pay cleaning fees and any approved maintenance expenses
• Reconcile any adjustments or refunds
• Generate comprehensive monthly financial reports

Payments are sent via direct deposit, and you'll have 24/7 access to our owner portal to track your property's financial performance in real-time.

We provide comprehensive guest communication and support throughout the entire rental process:

• Pre-booking: We respond to inquiries within 30 minutes during business hours and within 2 hours during evenings/weekends.
• Pre-arrival: Guests receive automated check-in instructions 3 days before arrival, with detailed directions, access codes, and property-specific information.
• During stay: Our guest support team is available 7 days a week via phone, text, and email. We also offer a 24/7 emergency line for urgent issues.
• Post-stay: We solicit reviews, handle feedback, and maintain guest relationships for potential repeat bookings.

All guest communication is handled through our centralized system, ensuring prompt, professional responses that maintain your property's reputation for excellent service.

We maintain rigorous cleaning and maintenance standards to ensure your property stays in excellent condition:

• Cleaning: We work with trusted professional cleaning teams who follow our detailed 50-point checklist. Each turnover includes linen changes, restocking essentials, and a quality check.
• Maintenance: We conduct preventative maintenance inspections monthly, addressing small issues before they become expensive problems. For repairs, we have a network of vetted contractors who provide priority service at preferred rates.
• Issues: For maintenance issues under your predetermined limit (typically $250-300), we handle them immediately. For larger issues, we contact you with estimates for approval unless it's an emergency requiring immediate action.
• Inventory: We maintain inventory of linens, kitchenware, and guest supplies, alerting you when replacements are needed.

Our property care system includes post-cleaning photos, detailed inspection reports, and maintenance tracking to ensure transparency and accountability.

We use a sophisticated, data-driven approach to dynamically price your property:

• Market analysis: We analyze pricing data from similar properties in your area, considering factors like size, amenities, location, and reviews.
• Dynamic pricing: Our pricing algorithm adjusts rates daily based on demand, seasonality, local events, and booking patterns to maximize both occupancy and revenue.
• Length-of-stay strategy: We implement minimum stay requirements during peak periods and offer discounts for extended stays during shoulder seasons.
• Booking window optimization: We adjust pricing based on how far in advance guests are booking to capture both early planners and last-minute travelers.

This approach typically yields 15-25% higher revenue compared to static pricing. We review pricing strategies quarterly and make adjustments based on performance data and market trends.

To meet guest expectations and maximize your rental success, your property should include:

• Essential furnishings: Quality beds, comfortable seating, dining area, and storage furniture.
• Kitchen essentials: Complete cookware, dinnerware, and utensils for the maximum occupancy plus 2-4 extra place settings.
• Linens: At least 2-3 sets of sheets per bed, 2-3 bath towels per guest, hand towels, and washcloths.
• Technology: High-speed WiFi, smart TV with streaming capabilities, and basic cable.
• Appliances: Full kitchen appliances, washer/dryer, iron, hairdryer, and vacuum cleaner.
• Safety items: Smoke/CO detectors, fire extinguisher, first aid kit, and emergency contact information.

We provide a detailed property preparation checklist during onboarding, and our team can help source any missing items. For Premium and Concierge tiers, we offer complete property setup and staging services.

Yes, standard homeowner's insurance typically doesn't cover short-term rental activity. We recommend:

• Short-term rental insurance: A specialized policy that covers both property damage and liability specifically for vacation rental use.
• Umbrella liability policy: Additional coverage beyond your base policy limits, typically $1-2 million.

While booking platforms like Airbnb and VRBO offer some protection (Airbnb's AirCover, VRBO's damage protection), these are limited and shouldn't replace proper insurance. We partner with insurance providers who specialize in vacation rental coverage and can provide recommendations during onboarding.

Additionally, we require guests to sign a comprehensive rental agreement that includes protection clauses and we collect security deposits for all bookings.

Short-term rental regulations in South Florida vary by municipality. Most areas require:

• Business Tax Receipt (BTR): A local business license for rental operations.
• Vacation Rental License: Required by many cities and from the state of Florida.
• Hotel and Restaurant License: Required by the state for vacation rentals.
• Fire, Safety & Building Inspections: Many municipalities require these annually or bi-annually.
• HOA/Condo Approval: If applicable, written permission from your association.
• Sales Tax Registration: Required to collect and remit state and local tourist taxes.

Our team handles the entire licensing process for our owners, ensuring full compliance with all local regulations. We also stay current on changing regulations and handle all required renewals. You can learn more on our Vacation Rental Licensing page.

We implement a comprehensive screening process to ensure quality guests while maintaining high booking rates:

• Verification: We require verified government IDs and verify guests through multiple platforms.
• Review history: We check guest reviews on multiple platforms and prioritize guests with positive history.
• Communication screening: Our team is trained to identify red flags in inquiry communications.
• House rules acceptance: Guests must explicitly agree to property-specific rules and restrictions.
• Security deposit: We require a security deposit for all bookings.

For local/drive market properties, we maintain a strict no-parties, no-events policy and typically require guests to be 25+ years old. Our booking agreement contains clear penalties for violations, and we use noise monitoring technology (not cameras) to ensure compliance with occupancy and noise restrictions.

Absolutely! We understand that many owners want to enjoy their properties themselves. Our owner blocking policy includes:

• Unlimited blocking: You can reserve your property for personal use as often as you wish through our owner portal.
• Advanced booking: For prime holiday periods (Christmas, New Year's, etc.), we recommend blocking at least 6 months in advance.
• Cleaning coordination: We arrange cleaning before and after your stay, typically at the owner's expense.
• Owner portal: Our intuitive calendar system makes it easy to view availability and block dates.

For optimal rental performance, we recommend limiting personal use during peak seasons and planning stays during shoulder seasons when possible. We're happy to provide insights on the best times to visit that will minimize impact on your rental income.

We use a multi-channel distribution strategy to maximize your property's visibility and booking potential:

• Major platforms: Airbnb, Vrbo/HomeAway, Booking.com, and Expedia.
• Direct booking website: Your property will be featured on our professionally designed website with commission-free direct booking capability.
• Specialty channels: Depending on your property's characteristics, we may list on niche platforms like TripAdvisor, Marriott Homes & Villas, or corporate housing marketplaces.
• Local partnerships: We maintain relationships with local businesses, relocation services, and event planners for direct referrals.

Our channel management technology prevents double-bookings and synchronizes availability, rates, and booking details across all platforms. We optimize each listing specifically for the platform it appears on, with pricing adjusted to account for different commission structures.

We provide comprehensive reporting and communication to keep you informed:

• Owner dashboard: 24/7 access to our online portal showing real-time bookings, revenue, expenses, and occupancy data.
• Monthly statements: Detailed financial reports with itemized income and expenses, upcoming bookings, and market insights.
• Quarterly reviews: In-depth performance analysis with recommendations for optimizing revenue and guest experience.
• Real-time notifications: Immediate alerts for new bookings, cancellations, or maintenance issues.
• Property inspections: Regular property condition reports with photos.

Your dedicated account manager is available by phone or email for questions, and we schedule regular check-ins to discuss your property's performance and any adjustments to your management strategy.

Occupancy rates vary based on several factors:

• Location: Prime beach areas in Miami Beach or Fort Lauderdale typically see 70-85% annual occupancy, while inland properties might range from 60-75%.
• Seasonality: South Florida has less dramatic seasonality than some markets, but January-April typically sees 85-95% occupancy, while September-November might drop to 55-65%.
• Property type/quality: Luxury properties with excellent amenities and modern décor typically achieve 10-15% higher occupancy than outdated properties.
• Pricing strategy: Our dynamic pricing optimizes the balance between occupancy and nightly rates to maximize total revenue.

During onboarding, we provide a customized revenue projection based on your specific property's characteristics, location, and competitive set. Most properties reach stabilized performance after 3-4 months on our program, with first-year revenues typically 15-30% higher than self-managed results.

No, we don't believe in locking clients into long-term contracts. Our management agreement includes:

• Month-to-month terms: After an initial 90-day period, our agreement continues month-to-month.
• Simple termination: Either party can end the agreement with 30 days' written notice.
• No cancellation fees: We don't charge penalties for ending the agreement.
• Honor existing bookings: If you terminate, we'll honor and service any bookings made during our management period.

We prefer to earn your business through performance rather than contractual obligations. Our retention rate of over 95% speaks to our commitment to owner satisfaction and results.

We provide full-service short-term rental property management, including:

• Dedicated property manager: A single point of contact for all your property management needs
• Guest communication: Professional handling of all inquiries, bookings, and guest service
• Property inspections: Regular pre-arrival inspections and monthly property checks
• Owner-specific preparations: Customized arrival preparation based on your preferences
• Maintenance coordination: Scheduling and oversight of all cleaning and maintenance services
• Marketing and distribution: Listing management across all major rental platforms

Our goal is to provide comprehensive management services that allow you to enjoy all the benefits of vacation rental ownership with none of the day-to-day responsibilities.

An exclusive agreement means you are hiring us exclusively to manage and rent your property during the contract period. This arrangement provides several benefits:

• Unified marketing strategy: We can implement a coordinated approach across all platforms
• Centralized calendar management: No risk of double bookings from multiple platforms
• Consistent guest experience: All guests receive our professional service standards
• Optimized pricing strategy: Our dynamic pricing works best with full control

During the exclusive agreement period, you agree not to use other agents or platforms directly. This ensures we can fully optimize your property's performance and maintain the highest level of service consistency.

We take a proactive and comprehensive approach to property maintenance:

• Preventative maintenance: Regular inspections to identify potential issues before they become problems
• Rapid response: Quick handling of any maintenance issues that arise during guest stays
• Vetted contractors: We work with reliable, professional service providers at preferred rates
• Owner authorization: For non-emergency repairs above your predetermined limit, we'll seek your approval first
• Emergency protocol: In urgent situations where you're unreachable, we're authorized to take necessary action to protect your property

Our maintenance coordination ensures your property remains in excellent condition while minimizing disruptions to your guests. We document all maintenance activities and provide regular updates on your property's condition.

Property owners are responsible for:

• Insurance coverage: Maintaining adequate liability, property, and business insurance for vacation rental use
• Licensing requirements: Obtaining and renewing all required local and state vacation rental licenses

While these responsibilities ultimately rest with the owner, we offer substantial assistance:

• Licensing guidance: We provide detailed information on all required permits and licenses
• Application assistance: For an additional administrative fee, we can handle the entire licensing application or renewal process
• Insurance recommendations: We can suggest vacation rental-specific insurance providers who understand the market

Our licensing expertise is particularly valuable in South Florida, where regulations can vary significantly between municipalities. We stay current on all local requirements to help ensure your property remains fully compliant.

Our rent collection and payout system is designed for transparency and reliability:

• Secure collection: We collect all guest payments through secure payment processors
• Monthly payouts: Payments are sent to owners every 30 days, covering all rent collected in the previous month
• Detailed statements: Each payout is accompanied by a comprehensive financial statement
• Automatic deductions: Our commission and any approved expenses are deducted before payout
• Direct deposit: Funds are transferred directly to your designated bank account

This system provides consistent cash flow and eliminates the need for owners to chase payments or manage complex accounting. Our owner portal gives you 24/7 access to your financial information, allowing you to track both historical and future bookings in real-time.

Our cleaning and essentials policy is designed to be straightforward and fair to all parties:

• Cleaning fees: Guests pay a separate cleaning fee that covers the cost of turnover cleaning between stays
• Household essentials: We provide basic arrival items including toilet paper, paper towels, hand soap, dish soap, sponges, and bottled water
• Linens and towels: We supply and maintain professional-grade linens and towels for all guest stays
• Damage responsibility: If guests damage these items, they are billed for replacement costs. If owner or owner guests cause damage, the owner is responsible for replacement

This approach ensures your property is always perfectly prepared for guests without requiring owner involvement in day-to-day supply management. Our professional housekeeping team follows a detailed 50-point checklist for each turnover to maintain consistent high standards.

While we take every precaution to protect your property, our management agreement specifies that we are not liable for:

• Property damage: Physical damage to the property or its contents
• Theft or loss: Items stolen or lost from the property
• Guest injuries: Injuries occurring on the property during a stay
• Service issues: Problems with services performed by third-party contractors

This standard industry practice underscores why proper owner insurance is essential. We do, however, take significant measures to minimize risks:

• Guest screening: Thorough vetting of all potential guests
• Security deposits: Collection of appropriate security deposits for each booking
• Damage claims: Assistance with filing claims against guests when damage occurs
• Contractor vetting: Careful selection of qualified service providers

Our commitment is to provide the highest level of property care while setting clear expectations about responsibilities between all parties.